My brother-in-law has suggested I instruct a conveyancing solicitor in Wendover. I need to find out whether they are accepted on the Santander approved list of lawyers. Could you assist?

The first thing you should do is phone your conveyancer and enquire whether they are on the lender panel. Otherwise you should get in touch with Santander who may be able to assist.

The estate agent has sent us the confirmation of our purchase of a new build flat in Wendover. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Wendover

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Wendover and how can you help?

The 1954 Act provides security of tenure to business leaseholders, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Wendover

I am hoping to exchange soon on a basement flat in Wendover. Conveyancing lawyers have said that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Wendover should include some of the following:

Will you be prohibited or prevented from having pets in the property? It needs to be made clear to you whether the lease allows you to change or improve anything in the premises- you must be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether permission is required The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Who has the liability for repairing the window frames Whether the lease restricts you from renting out the flat, or working from home

I bought a 1st floor flat in Wendover, conveyancing having been completed October 2011. Can you work out an approximate cost of a lease extension? Similar properties in Wendover with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2088

With only 64 years unexpired the likely cost is going to range between £14,300 and £16,400 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

My husband and I are purchasing a 2 bedroom housein Wendover with a mortgage from a bank. We have selected a lawyer in Wendover yet our bank advise she’s not on their "panel". We have to appoint from the our bank panel solicitors or stay with our Wendover conveyancer and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our mortgage company use our Wendover lawyer?

No, not really. The lender mortgage issued is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Wendover : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.