How up to date is your search tool for Adamsdown conveyancing solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?

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

I am aiming to move house in October. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Adamsdown. Conveyancing firm was organised prior to coming across your page.

On the afternoon of completion you will need to pick up the keys from your estate agent but this should only happen once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. Subsequently you should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you locate a residential property solicitor in Adamsdown or a lawyer with expertise in conveyancing in Adamsdown.

I have a mortgage with Lloyds for my property in Adamsdown. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?

Your original mortgage agreement with Lloyds will provide that you need their approval prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.

Completion of my purchase has taken place for my property in Adamsdown. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Adamsdown I like with amenity areas and station nearby, however it only has 52 years on the lease. There is not much else in Adamsdown suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

Taking into account that I will soon spend hundreds of thousands of pounds on a terraced house in Adamsdown I wish to talk to a lawyer about myhome move before instructing the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your conveyancing in Adamsdown.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Adamsdown should be the figure that you are charged.

Having had my offer accepted I require leasehold conveyancing in Adamsdown. Before I set the wheels in motion I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Adamsdown - then the leasehold title will always include the basic details 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 inherited a 1st floor flat in Adamsdown, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Adamsdown with an extended lease are worth £190,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2086

With just 61 years left to run we estimate the price of your lease extension to range between £19,000 and £22,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.