We are looking to buy a property and need a conveyancing solicitor in Upper Tean who is on the Nottingham approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Upper Tean.

We had instructed conveyancing lawyers located in Upper Tean on the TSB solicitor panel. They have just invoiced me a supplemental amount for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?

Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by TSB but by your Upper Tean conveyancer. Some firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Upper Tean lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.

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

The Land Registry will send you a letter confirming that your Coventry BS mortgage has been paid off.

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Upper Tean solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Upper Tean is the location of the property. What do you suggest?

Flying freeholds in Upper Tean are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Upper Tean you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Upper Tean may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Completion is due on our sale of a £250,000 garden flat in Upper Tean next week. The landlords agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Upper Tean?

For the majority of leasehold sales in Upper Tean conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange questions Where consent is required before sale in Upper Tean Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Upper Tean leasehold property is £350. For Upper Tean 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 provide the information.

I am the registered owner of a 1 bedroom flat in Upper Tean, conveyancing having been completed 6 years ago. How much will my lease extension cost? Corresponding flats in Upper Tean with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2080

With just 55 years remaining on your lease we estimate the price of your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

Are you able to set out the scope of conveyancing dealt with by Upper Tean conveyancing solicitors?

Generally most Upper Tean conveyancing practices manage to provide a wide spectrum of assistance to residential and rural land proprietors, vendors, investors, landlords and leaseholders helping outwith some of the following:

Property sale conveyancing in Upper Tean or nationwide House purchase conveyancing in Upper Tean and also around the country First registrations New Build Full and Part Exchange All property dispute issues including rights of way and boundary disputes Transfers of Equity - changing the property into joint or sole names