My Sunninghill solicitor has spotted an inconsistency between the information in the valuation survey and what is in the title deeds. My lawyer informs me that he is duty bound to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action correct?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My Solicitor in Sunninghill has never been on on the HSBC Bank Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the HSBC Bank list of approved lawyers?

Your options are as follows:

1. Carry on with your preferred Sunninghill solicitors but HSBC Bank will need to retain a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and result in frustration.
2. Choose a new solicitor to act in the conveyancing, remembering to check they are Convince your lawyer to use their best endeavours to join the HSBC Bank conveyancing panel

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sunninghill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sunninghill

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Sunninghill and how can your lawyers assist?

The particular law that you refer to provides security of tenure to business tenants, giving them the dueness to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Sunninghill is one of the hundreds of locations in which the firms we work with have offices

There are only Sixty One years left on my lease in Sunninghill. I now want to extend my lease but my landlord is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations a specialist may be useful to try and locate and to produce an expert document to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the application to the County Court covering Sunninghill.

I bought a garden flat in Sunninghill, conveyancing was carried out 9 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? Similar properties in Sunninghill with an extended lease are worth £265,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2101

With only 76 years unexpired the likely cost is going to be between £8,600 and £9,800 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 extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered 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.