I can't travel far from St Anns. Is there a reason why all St Anns solicitors aren't automatically on all mortgage company panels?

As unjust as it may seem for mortgage companies to limit who can represent them, from the public’s or lawyer’s perspective, the the contrary view is that lenders are becoming ever more anxious and regard it crucial to protect them against illegal activities. As a consequence of this concern banks have consolidated their panel of approved conveyancing lawyers to a manageable size.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. St Anns is the location of the property. Can you offer any assistance?

Flying freeholds in St Anns are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Anns you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Anns may determine 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.

My company is intending to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in St Anns for below £2000?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in St Anns, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the costs this will depend on the structure and heads of terms of the deal. Please provide us with your details or call us so that we may provide you with comprehensive commercial conveyancing calculation.

In my capacity as executor for the will of my uncle I am disposing of a house in Cardiff but live in St Anns. My lawyer (approximately 300 kilometers from mehas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing practitioner in St Anns who can attest this legal document for me?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are St Anns based

I own a leasehold house in St Anns. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in St Anns who acted for me is not around. Any advice?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a St Anns conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a 1 bedroom flat in St Anns, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in St Anns with a long lease are worth £206,000. The ground rent is £45 yearly. The lease ends on 21st October 2085

With 65 years left to run we estimate the premium for your lease extension to span between £13,300 and £15,400 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues 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 placing reliance on this information before seeking the advice of a professional.