Can you help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the level of cover for Priorslee conveyancing?

The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Santander and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I'm spending time viewing apartments in Priorslee and I am now considering a potential offer. Is it advisable to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Yorkshire BS.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

I have paid off my mortgage with Principality. I assume I don't need a Priorslee conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Priorslee is where the house is located. Can you offer any advice?

Flying freeholds in Priorslee are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Priorslee you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Priorslee may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How does the Landlord & Tenant Act 1954 impact my commercial premises in Priorslee and how can you help?

The 1954 Act affords security of tenure to commercial lessees, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Priorslee

We're novice buyers - agreed a price, yet the agent told us that the vendor will only go ahead if we use their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Priorslee

It is highly unlikely the sellers are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your preferred Priorslee conveyancing solicitors - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing thresholds set by head office.

I am tempted by the attractive purchase price for a two maisonettes in Priorslee both have in the region of forty five years remaining on the lease term. Will this present a problem?

A lease is a right to use the premises for a prescribed time frame. As a lease shortens the value of the lease decreases and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this area.

I invested in buying a split level flat in Priorslee, conveyancing having been completed December 2000. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Priorslee with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2079

You have 54 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.