Do the conveyancing lawyers that you recommend conduct right to buy conveyancing in Talbot Green?

We work with a variety of conveyancing firms who can conduct right to buy conveyancing Please get in touch with us in order to secure a costs calculation.

My apartment in Talbot Green is up for sale and I have accepted an offer. Will the conveyancer need to be on the Lloyds conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Talbot Green I like with a park and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Talbot Green suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan the shortness of the lease may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £400,000 garden flat in Talbot Green next Friday. The managing agents has quoted £312 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Talbot Green?

Talbot Green conveyancing on leasehold flats usually results in administration charges invoiced by freeholders :

Answering pre-contract enquiries Where consent is required before sale in Talbot Green Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Talbot Green leasehold property is £350. For Talbot Green conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I inherited a 2 bed flat in Talbot Green, conveyancing having been completed January 1996. How much will my lease extension cost? Comparable flats in Talbot Green with an extended lease are worth £211,000. The ground rent is £50 levied per year. The lease expires on 21st October 2093

You have 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

I have read on various consumer advice websites that before choosing a conveyancing firm they must be approved by your mortgage company. I am novice purchaser but I have an AIP via Santander and I already have a bricks and morter conveyancing lawyer in Talbot Green in place. Will Santander insist on an approved lawyer to be instructed? If so, where do I find that list for my conveyancing in Talbot Green?

You should instruct a solicitor that is on the Santander panel. Simply telephone your chosen Talbot Green conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a number of alternatives available to you here:

• Carry on with your preferred Talbot Green conveyancing practitioner but Santander will no doubt retain a conveyancing practitioner from their approved list. This will result in additional charges together with probable delay.
• Choose a new solicitor to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
• Appeal to your solicitor to apply to join the mortgage company panel.