My wife and I are nearing an exchange on a flat in Willenhall and my parents have transferred the exchange deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

The lawyer is obliged to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

How up to date is your database of Willenhall solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?

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

A friend pointed out to me me that in purchasing a property in Willenhall there could be a number of restrictions preventing external changes to the property. Is this right?

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

My solicitor has informed me that missing deeds insurance is needed on my purchase. What is the level of cover for Willenhall conveyancing?

The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Santander and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.

When it comes to mortgage companies such as Santander, do Willenhall conveyancers incur an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

The estate agent has sent us the confirmation of our purchase of a new build flat in Willenhall. 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 selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Willenhall

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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.

I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Willenhall. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Willenhall ?

Most houses in Willenhall are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Willenhall so you should seriously consider shopping around for a Willenhall conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your conveyancer should advise you fully on all the issues.

I own a split level flat in Willenhall, conveyancing was carried out January 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Willenhall with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2086

With 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should 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.