The Northop Hall conveyancing lawyers that just started acting on my purchase in Northop Hall have without warning closed. I chose them because I needed a firm on the Clydesdale conveyancing panel and my previous Northop Hall lawyer was not. I paid them money in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will 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 Clydesdale 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 should be in a position to help.

Due to the advice of my in-laws I had a survey completed on a house in Northop Hall prior to retaining solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may not give a loan on such a house.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Northop Hall. Conveyancing may be slightly more expensive based on your lender's requirements.

As co-executor for the estate of my aunt I am selling a property in Cardiff but I am based in Northop Hall. My solicitor (approximately 300 kilometers from meneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Northop Hall to attest this legal document for me?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Northop Hall

Due to sign contracts shortly on a studio apartment in Northop Hall. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Northop Hall should include some of the following:

What options are open to you if a neighbour breaches a clause of their lease? Whether the lease restricts you from letting out the property, or having a home office for business It needs to be made clear to you if the lease permits you to change or improve aspects of the premises- you should be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether permission is mandated necessary 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. specifics of the parties to the lease, e.g. these could be the (you), head lessor, freeholder

I invested in buying a basement flat in Northop Hall, conveyancing formalities finalised in 1997. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Northop Hall with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease terminates on 21st October 2082

With only 57 years remaining on your lease the likely cost is going to span between £28,500 and £33,000 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures 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 move forward placing reliance on this information before getting professional advice.

Are all Northop Hall law firms on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can go into your local bank branch in Northop Hall. the probability is that they will be in a position to list some approved conveyancing solicitors in Northop Hall