My mortgage broker has requested my Little Bromwich lawyer’ panel reference for the Nat West conveyancing panel. How do I find this out. I have e-mailed my local Little Bromwich office but they have not responded to me.

You are best placed to get this information from your Little Bromwich conveyancer . They keep a central record lender panel numbers.

I have been recommended a conveyancing solicitor in Little Bromwich. I I am struggling to find out if they are on the Barclays conveyancing panel. Could you assist?

The first thing to do is call the lawyer and ask them if they can act for the bank. Alternatively you should call Barclays who may be able to confirm.

We are selling our house in Little Bromwich and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Little Bromwich lawyer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Little Bromwich. Having lived in Little Bromwich for many years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Last January I purchased a leasehold property in Little Bromwich. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a garden flat in Little Bromwich, conveyancing having been completed in 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Little Bromwich with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2096

With only 71 years unexpired the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

What should I expect to pay for conveyancing in Little Bromwich?

The total sum charged for conveyancing in Little Bromwich can differ considerably from solicitor to solicitor. Given these variations it all the more necessary for you to find this out when you first appoint a solicitor. One should always seek a few like for like quotes.