I currently have a mortgage with UBS for my property in Stamford Bridge. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

You must advise UBS before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.

I was told four weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Stamford Bridge is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

After shopping around on the internet I have found a Stamford Bridge conveyancing practitioner having checked that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stamford Bridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Is it simple use the search tool to get a quote from a conveyancing solicitor in Stamford Bridge on the panel for my lender?

1st pick a mortgage company such as Yorkshire Building Society, Barnsley Building Society or Nottingham Building Society then specify your location for instance Stamford Bridge. Conveyancing firms in Stamford Bridge and beyond will then be shown.

Am I better off to instruct a Stamford Bridge conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can carry out the legal work but they are based 400miles drive away.

The benefit of a local Stamford Bridge conveyancing practice is that you can drop in to execute paperwork, present your ID and pester them where appropriate. Having local Stamford Bridge know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and on the whole were impressed that must outweigh using an unfamiliar Stamford Bridge conveyancing lawyer just because they are based in the area.

I am employed by a reputable estate agency in Stamford Bridge where we have experienced a few flat sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Stamford Bridge conveyancing solicitors. Could you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is 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 needs to be completed prior to, or at the same time as completion of the sale.

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 buyer.

I own a leasehold flat in Stamford Bridge, conveyancing formalities finalised half a dozen 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 Stamford Bridge with over 90 years remaining are worth £197,000. The ground rent is £55 per annum. The lease ceases on 21st October 2079

With just 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus 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 are not able to supply the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

Been looking for a conveyancer for leasehold sale conveyancing in Stamford Bridge. I'm selling, uncomplicated no mortgage to redeem, no rush, currently empty. Received a quote from a property lawyer for a thousand pounds excluding VAT which is a tad steep given that its so straightforward. Can I pay less for conveyancing in Stamford Bridge?

Given that it’s a sale only, 475 + VAT would be about the cheapest for sale conveyancing in Stamford Bridge.