Me and my fiance are buying a ground floor flat in Stoke Sub Hamdon. My Solicitor has never been on on the mortgage company solicitor panel. Is it possible for me to use my Stoke Sub Hamdon conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?

One will need to have a lawyer to complete the formalities if you require a loan to purchase your home. The lawyer will conduct all the relevant legal checks on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. You could select a Stoke Sub Hamdon conveyancer of your choosing. Nevertheless, if the conveyancing practitioner selected is not a member of the bank solicitor panel additional costs will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so provided your lawyer has not in the past sought membership they should take the opportunity to apply.

My wife and I are approaching an exchange on a house in Stoke Sub Hamdon and my mum and dad have sent the ten percent deposit to my conveyancer. I am now informed that as the deposit has not come from me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I advised the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your solicitor is legally required to check with the bank to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

We are close to exchanging contracts on the sale of our property in Stoke Sub Hamdon and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Stoke Sub Hamdon lawyer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing firm as opposed to a conveyancing solicitor in Stoke Sub Hamdon. We have lived in Stoke Sub Hamdon for 4 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am a sole trader looking to lease a unit on a shopping parade. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Stoke Sub Hamdon for less than 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Stoke Sub Hamdon, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. Regarding the costs this will depend on the structure and heads of terms of the deal. Let us have your details or email us so that we may supply you with comprehensive commercial conveyancing calculation.

Last May I purchased a leasehold house in Stoke Sub Hamdon. Am I liable to pay 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 owner 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 ensure 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 am the registered owner of a split level flat in Stoke Sub Hamdon, conveyancing formalities finalised January 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Stoke Sub Hamdon with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease ends on 21st October 2082

You have 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.