I am about to complete buying a property in Swanland but as a result of wreckage from a small fire at the property I have managed to agree compensation from the vendor of £3k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but Principality will not permit this. Why were they informed?

The property lawyer that is on a Principality approved list is required to advise Principality of any amendments to the sale price. If you prohibit your solicitor to report the price change to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new conveyancing practitioner for your conveyancing in Swanland.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a house in Swanland? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this relevant for conveyancing in Swanland?

Unless a previous purchase of the house completed post 12 October 2013 you can take it that lawyers delivering conveyancing in Swanland to continue to advocate a chancel search and or chancel repair liability policy.

What tools are available to locate a Swanland solicitor on the Birmingham Midshires conveyancing panel? I have a car and am happy to travel upto 20miles to meet the lawyer.

You can use the facility on this page. Please select a lender and your location and you will see a number of Swanland conveyancing lawyers located nearest you. We have listed some Swanland conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the Birmingham Midshires panel

My husband and I are first time buyers - had an offer accepted, yet the selling agent has warned us that the seller will only move forward if we appoint their recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Swanland

It is unlikely the vendors are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Try to communicate with the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Swanland conveyancing lawyers - not the ones that will earn the estate agent a commission or meet his conveyancing thresholds demanded by senior management.

I have just started marketing my 2 bed flat in Swanland. Conveyancing has not commenced, but I have recently received a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would because all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a ground floor flat in Swanland, conveyancing was carried out May 1998. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Swanland with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2073

You have 50 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.