Please help - my lawyer says that flying freehold insurance is needed on my purchase. What is the level of cover for Browns Green conveyancing?

The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.

Can I be sure that the Browns Green conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Browns Green getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Browns Green is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Browns Green I like with amenity areas and station nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Browns Green in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I need to instruct a conveyancing practitioner in Browns Green for my remortgage. Is there any facility to see a solicitor's record with the legal regulator?

One may find presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.

Having checked my lease I have discovered that there are only 68 years left on my lease in Browns Green. I now want to get lease extension but my freeholder is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. On the whole an enquiry agent should be useful to carry out a search and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Browns Green.

I am the registered owner of a garden flat in Browns Green, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Browns Green with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2092

You have 67 years left to run we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as costs.

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 the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

Can you please explain what my options are if my Browns Green conveyancing searches reveals detrimental results?

Normally, the majority of problems that arise in Browns Green conveyancing search responses can be handled prior to completion or indemnity insurance can be put in place. It is crucial to remember that even though you are acquiring the premises and might be willing to accept the search results, your mortgage lender may not, and when all said and done have the final decision.