Do lenders provide you with an approved list of Brighstone conveyancing solicitors? How do you know who is on the Principality conveyancing panel?

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

I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Brighstone with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?

In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Brighstone for a purchase of a freehold house 18 months ago. How can I check that the property is not still registered in the name of the previous owner?

The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Brighstone conveyancing specialists.

I decided to have a survey completed on a house in Brighstone in advance of appointing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to give a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brighstone. Conveyancing may be slightly more expensive based on your lender's requirements.

I wish to let out my leasehold flat in Brighstone. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Some leases for properties in Brighstone do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a basement flat in Brighstone, conveyancing having been completed 9 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Brighstone with an extended lease are worth £185,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2085

With only 60 years unexpired we estimate the price of your lease extension to range between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.