My Sutton on Trent solicitor has uncovered a difference between the information in the valuation survey and what is in the conveyancing documents. My lawyer says that he must check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach right?

Your 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 colleague suggested that where I am purchasing in Sutton on Trent I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Sutton on Trent conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Sutton on Trent around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Sutton on Trent Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Sutton on Trent Education with maps and statistics, Local Amenities and other useful data concerning Sutton on Trent.

My uncle has suggested that I use his conveyancing solicitors in Sutton on Trent. Should I find my own conveyancer?

Much as we are happy to recommend a Sutton on Trent conveyancing lawyer the best way to select a conveyancing lawyer is to seek guidance from friends or relatives who have actually used the firm that you are contemplating using.

My partner and I may need to sub-let our Sutton on Trent basement flat temporarily due to a career opportunity. We instructed a Sutton on Trent conveyancing firm in 2001 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Sutton on Trent do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a 1 bedroom flat in Sutton on Trent, conveyancing having been completed in 1997. Can you work out an approximate cost of a lease extension? Similar flats in Sutton on Trent with a long 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 2081

With 56 years unexpired the likely cost is going to span between £29,500 and £34,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

Much to my surprise my property lawyer in Sutton on Trent is asking me for identification documents saying that this forms part of his obligations as a conveyancer on the bank Solicitor panel. Am I being spun a yarn?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Sutton on Trent