I am hoping to receive a mortgage with Nat West. I would like to enlist the help of a Licensed Conveyancer in Leek. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

What does a local search tell me about the property we're purchasing in Leek?

Leek conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays an important part in most Leek conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I used Wolstenholmes several years ago for my conveyancing in Leek. I now require my papers but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Leek of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Am I right to be wary about estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Leek conveyancing practice?

As is the case with lots of professional services, often suggestions from family and friends can be worth their weight in gold. Yet there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks might all recommend lawyers to appoint. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the right to select your own conveyancer. However, bear in mind that the majority of lenders specify a panel list of conveyancers you have to use for the lender aspect of your conveyancing.

I am tempted by the attractive purchase price for a couple of apartments in Leek which have in the region of 50 years left on the lease term. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Leek is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most purchasers and banks, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Leek conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a 2 bed flat in Leek, conveyancing was carried out in 1995. How much will my lease extension cost? Similar flats in Leek with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease expires on 21st October 50

You have 50 years left to run the likely cost is going to span between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.