Do all mortgage companies provide you with an approved list of Stoke Park conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?

Stoke Park conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

I am looking to buy a flat and require a conveyancing solicitor in Stoke Park who is on the Accord Mortgages Ltd solicitor. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Stoke Park. We dont recommend any particular firm.

I am helping my mother sell her flat in Stoke Park. Will the conveyancing solicitor commission the EPC or do I organise this?

After the demise of Home Packs, energy performance certificates was left as a required part of selling a house. An EPC must be to hand prior to the property being advertised. This is not a task that lawyers normally arrange. If you are instructing a Stoke Park conveyancing solicitor they might be able to arrange energy performance certificates given their contacts with long established Stoke Park assessors

We are buying a terrace house in Stoke Park. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include checks to see if these alterations are prohibited?

Your property lawyer should review the deeds as conveyancing in Stoke Park will on occasion identify restrictions in the title deeds which prevent categories of alterations or need the consent of another owner. Certain works need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

After months of negotiation I have agreed a price on a house in Stoke Park. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £175. A few days later, the property lawyer called me to say that they were not on the UBS 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 UBS 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.

Is it necessary to take out insurance to address the risk of chancel repairs when acquiring a residence in Stoke Park?

Unless a previous purchase of the property took place after 12 October 2013 you may expect solicitors handling conveyancing in Stoke Park to continue to propose a a chancel search and or insurance against a claim.

I own a leasehold flat in Stoke Park. Conveyancing and TSB mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Stoke Park who previously acted has now retired. Do I pay?

First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Stoke Park conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a basement flat in Stoke Park, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Stoke Park with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2096

You have 72 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 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 renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.