My conveyancer has discovered a a legal deficiency with the lease for the property we are purchasing in Madeley. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer has advised that he must check that the mortgage company is willing to move forward with this solution. Who is the client here, us or the lender?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. The appropriate lender requirements have to be complied with.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Madeley?

Its becoming the norm that commercial conveyancing solicitors in Madeley will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Madeley. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Madeley.

For each commercial conveyancing transaction in Madeley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Madeley commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Madeley.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Madeley is where the house is located. Is there any advice you can impart?

Flying freeholds in Madeley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Madeley you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Madeley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Should I be concerned by brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Madeley conveyancing company?

As is the case with lots of professional services, often suggestions from relatives can be most helpful. Yet there are numerous people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks might all recommend conveyancers to instruct. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are free to choose your own conveyancer. You need to be aware that many lenders have an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.

Completion is due on the sale of our £450,000 apartment in Madeley next week. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Madeley?

Madeley conveyancing on leasehold apartments normally requires the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions most will be willing to do so. They are at liberty to charge a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge required by the landlord must be sent together with a summary of entitlements and obligations in respect of administration charges, without which the charge is technically not due. Reality however dictates that you have no option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I acquired a leasehold flat in Madeley, conveyancing was carried out in 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Madeley with a long lease are worth £260,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2100

With only 75 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. 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 move forward based on this information before getting professional advice.