We are nearing an exchange on a flat in Toddington and my parents have transferred the ten percent deposit to my property lawyer. I am now informed that as the deposit has not come from me my property lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The solicitor is legally required to check with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

We note that you have a post code search directory identifying solicitors on the Lloyds conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Toddington?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Toddington.

Are the BSA intent on creating a searchable register to to identify law firms on the Loughborough BS conveyancing panel for example in Toddington?

Lexsure has not been advised of any plans on the part of the BSA to develop such a search facility.

My relative advised me that where I am purchasing in Toddington I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Toddington conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Toddington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Toddington Education with maps and statistics, Local Amenities and other useful data concerning Toddington.

Do you have any top tips for leasehold conveyancing in Toddington with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Toddington can be reduced where you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Toddington leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord consenting to such alterations. If you dont have the approvals in place you should not contact the landlord without contacting your solicitor in the first instance. A minority of Toddington leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to unsettled. You believe that you know the number of years left on your lease but you should double-check by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I inherited a ground floor flat in Toddington, conveyancing having been completed in 2001. 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 flats in Toddington with over 90 years remaining are worth £211,000. The ground rent is £50 yearly. The lease ceases on 21st October 2093

With only 68 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns 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 placing reliance on this information without first getting professional advice.