When it comes to lenders such as Virgin Money, do Rusholm solicitors face an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I can not fathom if my lender requires a lease extension. I have telephoned my Rusholm bank branch on various occasions and was told they are content with the situation and they will lend. My Rusholm conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the property lawyer is on the bank panel, they must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer agreed on a house in Rusholm. My financial adviser suggested a property lawyer. I paid an on account payment of £225. Shortly after, the property lawyer contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Arc property Solicitors a few years ago for my conveyancing in Rusholm. Now, I need the documents however cannot find the solicitor. 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 Rusholm of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Rusholm is the location of the property. Can you shed any light on this issue?

Flying freeholds in Rusholm are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rusholm you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rusholm 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 premises.

I am using a search engine for the phrase conveyancing in Rusholm it shows results of many solicitorsin the area. How do I determine which is the suitable solicitor for my move?

The preferential way of seeking a suitable conveyancer is via trusted referral, so ask friends and family who have bought a property in Rusholm or a local estate agent or mortgage broker. Costs for conveyancing in Rusholm differ, so it's sensible to obtain a minimum of four costs illustrations from varying types of property lawyers. Dont forget to clarify what costs in the quote includes.

Do you have any top tips for leasehold conveyancing in Rusholm with the intention of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rusholm can be avoided if you instruct lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ conveyancers.
The majority of freeholders or managing agents in Rusholm charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Rusholm. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Rusholm state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you fail to have the paperwork to hand you should not communicate with the landlord without contacting your solicitor in the first instance. A minority of Rusholm leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.

I bought a leasehold flat in Rusholm, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Rusholm with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2075

With only 51 years unexpired we estimate the price of your lease extension to span between £30,400 and £35,200 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.