I plan on purchasing an apartment in Purton. My Solicitor is not listed on the bank solicitor panel. Am I still permitted to appoint my Purton conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?

One must have a conveyancing practitioner to deal with the legal work required when you need a loan to purchase your property. They will carry out all the relevant legal checks on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is dealt with. One may appoint a Purton property lawyer of your choosing. Nevertheless, where the conveyancing practitioner appointed is not on the lender solicitor panel supplemental costs will be incurred as separate legal representation will be need by the mortgage company. Conveyancing panel applications may be submitted, so provided your conveyancer has not previously sought membership they should take the chance to apply.

How simple is it to change firm as I need to select one who is on the Alliance & Leicester conveyancing list. I had appointed a local conveyancing solicitor in Purton five minutes from me but she is not accepted by Alliance & Leicester

We will our best to assist in finding you a conveyancing solicitor in Purton on the Alliance & Leicester panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Purton. Using search facility on this page, you can contrast charges for conveyancing solicitors in Purton and beyond.

I need to retain a conveyancing solicitor for freehold conveyancing in Purton. I have discover a web site which looks to be the ideal offering If there is a chance to get all the legals done via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am a negotiator for a long established estate agent office in Purton where we see a few flat sales put at risk due to short leases. I have been given inconsistent advice from local Purton conveyancing solicitors. Could you clarify whether the vendor of a flat can commence the lease extension process 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 commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is 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 Purton, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Purton with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2093

With 68 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure 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 investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my house purchase in Purton , but I still want to go ahead. What can I do?

One option is to try and agree a lesser deposit. Most property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute