I have just been advised by my financial adviser that my Perton property lawyer is not on the lender Conveyancing panel. What can I do to be sure that this is correct?

Your first step should be to call your Perton conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Perton conveyancing firm that is on the conveyancing panel for your bank.

I used Action Conveyancing several years past for my conveyancing in Perton. I now require my papers however the law firm is no longer operating. What do I do?

You should 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 retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a leasehold apartment up to £245,000 and found one near me in Perton I like with amenity areas and railway links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Perton for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

We're FTB’s - had an offer accepted, yet the property agent informed us that the vendor will only move forward if we use the agent's preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Perton

It is unlikely the owners are behind this. Should the seller desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your own,trusted Perton conveyancing solicitors - not the ones that will give their negotiator at the agency a kickback or achieve conveyancing figures demanded by corporate headquarters.

I am a negotiator for a long established estate agent office in Perton where we see a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Perton conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension formalities for the buyer?

As long as the seller has owned the lease 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 to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder 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.

I purchased a garden flat in Perton, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Perton with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2099

You have 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.