Completed the sale of my flat in Milnthorpe last April but my buyer keeps texting daily to say her lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?

Following your house sale your lawyer should forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also send confirmation that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion procedures specific conveyancing in Milnthorpe.

we are a couple who are purchasing a newbuild apartment in Milnthorpe with a mortgage from Clydesdale.We use our Milnthorpe conveyancing practitioner but Clydesdale says her practice is not on their "panel". We have to appoint a Clydesdale panel lawyer or keep our preferred solicitor and pay for a Clydesdale panel lawyer to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that conveyancers needs to be on the Clydesdale solicitor panel. in the past, most banks had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Clydesdale

I just acquired a flat at auction in Milnthorpe. Conveyancing is necessary. What is next?

Given that you have now legally committed yourself to purchase you should find a conveyancing lawyer as a matter of urgency as you will have a pending a fixed date to complete the deal. An auction property should have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.

I happen to be the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Milnthorpe. The Milnthorpe property was put into my name in July. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the property in July. Do I have to wait half a year to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most banks would take a sensible view as this requirement is principally there to capture subsales or the wholesaling and assigning of properties.

The mortgage over my property is with Lloyds for my property in Milnthorpe. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?

Lloyds must be informed of your intention prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.

How does the Landlord & Tenant Act 1954 impact my business offices in Milnthorpe and how can your lawyers assist?

The particular law that you refer to provides protection to commercial leaseholders, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Milnthorpe is one of the hundreds of areas of the UK in which our lawyers are based

Expecting to exchange soon on a studio apartment in Milnthorpe. Conveyancing solicitors have said that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Milnthorpe should include some of the following:

Your conveyancers should enable you to have an understanding of the building insurance provisions Details of the parties to the lease, e.g. these could be the tennant, head lessor, freeholder You should know whether the lease allows you to alter or upgrade aspects of the property- you must be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether permission is required Whether your lease has a provision for a sinking account for major works? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I purchased a basement flat in Milnthorpe, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Milnthorpe with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2101

With only 76 years unexpired the likely cost is going to span between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply 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 are no doubt other issues that need to be considered and clearly you want to 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.