We were about to choose a conveyancing solicitor in Alexandra Park found on your site but have come across some other quotes via the web look cheaper – why is this?

There are plenty of conveyancers marketing theoretically looks to be extremely cheap conveyancing in Alexandra Park. We would urge you to give due consideration about how important this transaction is to you that want to be penny wise pound foolish concerning the quality of the legal work. Some hide extras well inside the terms and conditions. The solicitors that we list for conveyancing in Alexandra Park will notbehave this way.

Our conveyancer has discovered a a legal deficiency with the lease for the apartment we are buying in Alexandra Park. The other side have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our says that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions have to be complied with.

Can you clarify what the consequences are if my solicitor is removed from the Conveyancing panel ahead of completing my conveyancing in Alexandra Park?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

We are 18 days into a leasehold purchase having been directed to solicitors by the local agent to execute conveyancing in Alexandra Park. I am am extremely frustrated with the quality of service. Could you help me find new lawyers?

They would have to be very poor in order to consider diss instructing them. Has your mortgage been issued? In the event that it has you need to inform them of the replacement solicitor and get the mortgage documents are re-sent. Your new solicitor ideally should be on the mortgage company approved list to avoid added charges and frustration. That should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Alexandra Park

I want to rent out my leasehold apartment in Alexandra Park. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Notwithstanding that your previous Alexandra Park conveyancing solicitor is not available you can review your lease to check if it allows you to sublet the apartment. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you are obliged to seek permission from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.

I acquired a ground floor flat in Alexandra Park, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Alexandra Park with a long lease are worth £165,000. The ground rent is £45 yearly. The lease runs out on 21st October 50

With only 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.