Me and my wife are purchasing a leasehold flat in Tarporley. My property lawyer is not listed on the bank solicitor list. Am I still permitted to use my Tarporley conveyancing solicitor notwithstanding that they are not on the lender panel?

Various options include

• Complete the deal with your preferred Tarporley property lawyer but your lender will need to retain a property lawyer on their approved panel. The net result is additional charges and potential delay.
• Get a fresh conveyancer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Convince your solicitor to do everything possible to join the bank’s conveyancing panel

A friend advised me that in purchasing a property in Tarporley there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Tarporley which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Tarporley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Tarporley conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I have instructed a Tarporley solicitor having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tarporley postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Tarporley.

I need some fast conveyancing in Tarporley as I am under pressure to sign on the dotted line inside one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no solicitor would recommend that you don't. With plenty of history conveyancing in Tarporley the following are examples of issues that can arise and adversely affect the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Road Schemes,...

I used Stirling Law several years ago for my conveyancing in Tarporley. I now require my file however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tarporley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Do you have any advice for leasehold conveyancing in Tarporley from the perspective of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Tarporley can be avoided if you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the buyers’ representatives.
In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Tarporley leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord consenting to such changes. Should you dont have the approvals to hand do not contact the landlord without contacting your lawyer before hand. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share certificate. Obtaining a re-issued share certificate can be a lengthy process and slows down many a Tarporley home move. If a duplicate share is needed, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity. The majority of landlords or managing agents in Tarporley levy fees for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Tarporley.

I am the registered owner of a leasehold flat in Tarporley, conveyancing having been completed in 2009. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Tarporley with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2101

With only 76 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.