Me and my husband are purchasing a maisonette in Perton. My Solicitor is not on the lender approved panel. Can I still retain my Perton conveyancing solicitor notwithstanding that they are excluded from the bank approved list?

One will need to appoint a lawyer to complete the legal work required if you need a mortgage to buy your home. They will carry out all the relevant investigations on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in place. One may appoint a Perton lawyer of your choosing. Nevertheless, where the lawyer appointed is not on the lender conveyancing panel additional costs will arise as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so if your conveyancer has not in the past applied for membership they should do so.

I used Stirling Law a few years ago for my conveyancing in Perton. I now require my file but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Perton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Perton differ for new build properties?

Most buyers of new build premises in Perton approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Perton tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Perton or who has acted in the same development.

How easy is it to use the search app to choose a conveyancing solicitor in Perton on the approved list for my bank?

First choose a bank such as Birmingham Midshires, Chelsea Building Society or Nottingham Building Society then specify your location for instance Perton. Conveyancing firms in Perton and nationally should be shown.

Harry (my fiance) and I may need to let out our Perton garden flat temporarily due to taking a sabbatical. We instructed a Perton conveyancing practice in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Perton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I purchased a garden flat in Perton, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Perton with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2081

With only 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.