I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Tunstall. 95% of the flats are already sold. Do I need carry out the neighbourhood searches as part of conveyancing in Tunstall?

You are putting yourself at risk in refusing to carrying out Tunstall conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. If speed and driving down costs are primary issues you should discuss with your conveyancer about the possibility of search insurance

I had intended to instruct a property lawyer in Tunstall for our house move. Our broker has since notified us that our bank Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies ordinarily imposes restrictions either the category or the amount of conveyancing firms on their panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there remains mixed views concerning the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Tunstall only conduct one or two conveyances a year.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Tunstall I like with amenity areas and railway links nearby, however it's only got 61 years on the lease. I can't really find anything else in Tunstall suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

My fiance and I may need to rent out our Tunstall basement flat for a while due to a new job. We instructed a Tunstall conveyancing firm in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in Tunstall do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse 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 acquired a studio flat in Tunstall, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Tunstall with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease expires on 21st October 2088

You have 64 years left to run the likely cost is going to range between £14,300 and £16,400 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

I'm remortgaging a apartment in Tunstall. I can find my conveyancer's company on the CLC list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unqualified staff.