I am purchasing a brand new flat in Wednesfield and my solicitor is telling me that she has to the lender to disclose incentives from the builder. I am under pressure to exchange contracts and I would rather not delay deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your . A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Do lenders provide you with an approved list of Wednesfield conveyancing solicitors? How do you know who is on the conveyancing panel?

Wednesfield conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

I purchased my house on 1 April and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Wednesfield said it should be recorded in less than a month. Are properties in Wednesfield particularly slow to register?

As far as conveyancing in Wednesfield is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration is effected once the new owner is living at the premises therefore registration formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

My husband and I are new on the property ladder - had an offer accepted, yet the agent informed us that the owners will only issue a contract if we appoint the agent's recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer who is familiar with conveyancing in Wednesfield

It is highly unlikely the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your preferred Wednesfield conveyancing lawyers - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing targets pre-set by corporate headquarters.

Having checked my lease I have discovered that there are only 68 years remaining on my lease in Wednesfield. I now wish to get lease extension but my freeholder is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to track down the lessor. In some cases a specialist should be useful to carry out a search and prepare a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Wednesfield.

I own a leasehold flat in Wednesfield, conveyancing was carried out 1995. Can you work out an approximate cost of a lease extension? Similar properties in Wednesfield with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.