It is 10 years ago since I purchased my house in Madeley. Conveyancing solicitors have just been appointed on the sale but I am unable to track down the deeds. Is this a major issue?

Don’t worry too much. First the deeds may be with your mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Madeley involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

we are a couple who are hoping to buy a purpose built flat in Madeley with a mortgage from Nottingham Building Society.We have a Madeley conveyancing solicitor but Nottingham Building Society advised that she’s not on their approved list of firms. It seems we have little choice but to instruct a Nottingham Building Society panel solicitor or retain our preferred solicitor and fork out for a Nottingham Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Nottingham Building Society use our lawyer?

Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that solicitors needs to be on the Nottingham Building Society approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Nottingham Building Society

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

The particular law that you refer to gives protection to business leaseholders, giving them the dueness to apply to court for a renewal lease and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Madeley

I am 18 days into a residential purchase having been recommend to a firm by the high street agent to do our conveyancing in Madeley. I am am very dissatisfied with the quality of service. Can you help me find new conveyancers?

A solicitor would need to be very poor in order to consider changing them. Has your mortgage been generated? If so you will need to inform them of the replacement solicitor and get the loan are re-sent. The solicitor ideally should be on the banks approved list to avoid added fees and delays. That should be your first question of the new solicitors. Our search tool will assist you in finding a lender approved solicitor for your conveyancing in Madeley

I am a negotiator for a reputable estate agency in Madeley where we see a number of flat sales put at risk as a result of short leases. I have received inconsistent advice from local Madeley conveyancing firms. Can you confirm whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Madeley - Sample of Queries before buying

What prohibitions are there in the Madeley Lease? What is the name of the managing agents? Is the freehold reversion owned collectively by the leaseholders?