Much to our surprise we have been told by our estate agent that my Welton property lawyer is not on the lender Solicitor panel. What can I do to check?

Your first step should be to call your Welton conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may be able to suggest a Welton conveyancing practice that is on the approved list of lawyers for your bank.

Over the last few months I have been searching for a flat up to £305k and found one close by in Welton I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Welton in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may 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 consult your conveyancing solicitor concerning this matter.

What tools are available to identify a Welton solicitor on the Barclays conveyancing panel? I have wheels and am happy to travel upto 10kilometers to meet the lawyer.

Feel free to make use of the facility on this page. Please choose the lender and your location and you will see a number of Welton conveyancing lawyers based on proximity. We have listed some Welton conveyancing firms at the bottom of this page and you can contact them to check whether they are on the Barclays panel

My husband and I are first time buyers - had an offer accepted, but the estate agent informed us that the owners will only go ahead if we appoint the agent's chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Welton

We suspect that the seller is not behind this request. If they require ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Welton conveyancing lawyers - as opposed tothe ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing figures demanded by senior management.

I am on look out for some leasehold conveyancing in Welton. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in Welton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a leasehold flat in Welton, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Welton with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2087

With only 64 years unexpired we estimate the price of your lease extension to span between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.