My conveyancer has discovered a a problem with the lease for the property we are purchasing in Rugby. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer says that he must check that the lender is willing to move forward with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions have to be complied with.

I had intended to instruct a property lawyer in Rugby for our home move. Our broker informed us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Surely this is unduly restrictive?

A mortgage company can insist on a panel solicitor act for it. You would be expected to bear the cost of this. Do use our database to select a solicitor to conduct conveyancing in Rugby on the Godiva Mortgages Ltd approved list of solicitors.

I opted to have a survey done on a property in Rugby ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to give a mortgage on such a house.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rugby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rugby to see if the conveyancing will be more expensive.

I've recently bought a leasehold flat in Rugby. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a ground floor flat in Rugby, conveyancing was carried out 9 years ago. How much will my lease extension cost? Equivalent flats in Rugby with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2104

With 79 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as 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 extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

Are there any apps to help find a Rugby conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10kilometers to meet the conveyancer.

Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Rugby and you will see a number of lawyer located nearest Rugby. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.