We are looking to buy a flat and require a conveyancing solicitor in Wide Open who is on the Barclays conveyancing 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 Barclays . We don't recommend any particular firms conducting conveyancing in Wide Open.

My uncle pointed out to me me that in buying a property in Wide Open there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of anumerous of properties in Wide Open which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Wide Open should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

After months of negotiation I have agreed a price on a house in Wide Open. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A few days later, the lawyer called me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Bank of Ireland have agreed my mortgage in principle, my bid on a property in Wide Open has been accepted, what happens next?

The property agent will want to know who your solicitors are (ensure that the conveyancers are on the lender’s panel). Contact Bank of Ireland or your financial adviser and finish off any relevant paperwork. Bank of Ireland will instruct a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wide Open.

Due to the input of my in-laws I had a survey completed on a house in Wide Open prior to instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks tend not grant a loan on a flying freehold house.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wide Open. Conveyancing will be smoother if you use a solicitor in Wide Open especially if they regularly deal with such properties in Wide Open.

We're new on the property ladder - had an offer accepted, yet the selling agent informed us that the owners will only go ahead if we appoint the agent's chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Wide Open

It is improbable the vendors are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Wide Open conveyancing solicitors - as opposed tothe ones that will provide their estate agent a introducer fee or hit his conveyancing targets pre-set by head office.

I am attracted to a two apartments in Wide Open which have in the region of forty five years unexpired on the leases. Do I need to be concerned?

There are plenty of short leases in Wide Open. The lease is a right to use the property for a prescribed time frame. As a lease shortens the saleability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. This is why it is generally wise to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a difficult process. We advise that you seek professional help from a conveyancer and surveyor with experience in this area.

I am the registered owner of a ground floor flat in Wide Open, conveyancing formalities finalised February 1997. How much will my lease extension cost? Comparable flats in Wide Open with over 90 years remaining are worth £181,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2076

With just 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.