My financial adviser has requested my Sunningdale lawyer’ panel member for the Lloyds conveyancing panel. How do I discover this. I have tried my local Sunningdale office but they don't know it.

Have you tried speaking to your Sunningdale property lawyer about this?. They should have a central record lender panel numbers.

We are about to complete on the purchase of a house in Sunningdale but as a result of damage from some water damage at the property I have managed to agree compensation from the vendor of £2k by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet Virgin Money are not allowing this. Why were they involved?

The lawyer that is on a Virgin Money conveyancing panel is required to advise Virgin Money of any variations to the sale price. If you prohibit your property lawyer to report the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancing practitioner for your conveyancing in Sunningdale.

Me and my brother purchased a semi-detached Georgian house in Sunningdale. Conveyancing solicitor acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sunningdale and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the purchase.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sunningdale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sunningdale

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Jane (my partner) and I may need to let out our Sunningdale ground floor flat temporarily due to a new job. We instructed a Sunningdale conveyancing practice in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your previous Sunningdale conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must seek permission via your landlord or some other party prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. The consent is not allowed to be unreasonably turned down. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I bought a studio flat in Sunningdale, conveyancing formalities finalised in 2002. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Sunningdale with a long lease are worth £222,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2095

With only 70 years unexpired the likely cost is going to span between £9,500 and £11,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.