We are buying a 2 bedroom flat in Long Stratton with a mortgage. We wish to retain our Long Stratton lawyer, however the lender says he's not on their "panel". It seems we have little choice but to instruct one of the mortgage company panel solicitors or keep our Long Stratton conveyancer as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the bank use our Long Stratton lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Long Stratton conveyancing solicitor to apply to be on the conveyancing panel.

I have been on the look out for a flat up to £245,000 and found one near me in Long Stratton I like with amenity areas and station nearby, however it only has 52 years unexpired on the lease. There is not much else in Long Stratton for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

How does the Landlord & Tenant Act 1954 impact my commercial property in Long Stratton and how can your lawyers assist?

The 1954 Act affords a safeguard to commercial tenants, granting the right to make a request to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Long Stratton is one of our many locations in which the firms we work with have offices

Can you provide any top tips for leasehold conveyancing in Long Stratton with the purpose of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Long Stratton can be reduced where you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the purchasers’ lawyers.
Some Long Stratton leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. The majority of landlords or managing agents in Long Stratton levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Long Stratton. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share document. Obtaining a replacement share certificate can be a lengthy process and frustrates many a Long Stratton home move. If a reissued share certificate is required, you should approach the company officers or managing agents (where applicable) for this as soon as possible.

I acquired a 2 bed flat in Long Stratton, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Long Stratton with an extended lease are worth £175,000. The ground rent is £65 per annum. The lease finishes on 21st October 2084

With only 58 years left to run we estimate the price of your lease extension to range between £23,800 and £27,400 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

Is it true that a Long Stratton conveyancing firm got sued by a client for failing to conduct the right conveyancing searches?

Our attention has not be brought to such a Long Stratton conveyancing matter but according to a recent report, a couple acquiring a home in Cumbria successfully sued their lawyer as a consequence of development permission to construct a wind farm not being picked up in conveyancing searches.

If you are thinking of buying a home in Long Stratton It is essential that your property lawyer purchase all Long Stratton conveyancing searches necessary to ensure you have relevant and up to date information ahead of purchasing a property.