I am expecting a mortgage with Lloyds. I intend to employ the services of a Licensed Conveyancer in Mawsley. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The Mawsley conveyancing firm that I appointed last week on my purchase in Mawsley have suddenly shut down. I chose them because I needed a firm on the Yorkshire BS conveyancing panel and my previous Mawsley lawyer was not. I sent them a cheque for £250 in advance. What are my options?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

We are intent on selling our home in Mawsley and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Mawsley lawyer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing outfit rather than a conveyancing solicitor in Mawsley. Having lived in Mawsley for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should 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 ailment)

In scouring the internet for the phrase conveyancing in Mawsley it shows results of many property lawyerslocally. How do I determine which is the right conveyancer for the sale of my house?

The ideal method of finding the right conveyancer is via personal recommendation, so seek the guidance of colleagues and relatives who have purchased a property in Mawsley or the respected estate agent or mortgage broker. Costs for conveyancing in Mawsley vary, so it's sensible to secure at least four estimates from different solicitors. Dont forget to clarify what costs in the quote includes.

I am attracted to a two flats in Mawsley which have in the region of 50 years unexpired on the lease term. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Mawsley is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most buyers and lenders, leases with under eighty years become less and less attractive. 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 residence 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 Mawsley conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. 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 inherited a 1st floor flat in Mawsley, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Mawsley with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2089

With only 64 years left to run the likely cost is going to span between £15,200 and £17,600 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.