I was advised today by my mortgage adviser that my Bulls Cross property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?

You need to contact your Bulls Cross lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Bulls Cross conveyancing firm that is on the conveyancing panel for your mortgage company.

We are purchasing a property and the conveyancer has mentioned Chancel Repair for which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Bulls Cross

Unless a previous purchase of the house took place post 12 October 2013 you can assume that solicitors delivering conveyancing in Bulls Cross to continue to suggest a chancel search and or insurance against a claim.

As co-executor for the will of my aunt I am selling a house in Cardiff but I am based in Bulls Cross. My conveyancer (based 300 miles awayhas requested that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Bulls Cross who can witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Bulls Cross based

I am looking at a couple of maisonettes in Bulls Cross which have approximately 50 years left on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a period of time. As the lease shortens the value of the lease reduces and results in it becoming more costly to acquire a lease extension. For this reason it is generally wise to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.

Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Bulls Cross. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We can put you in touch with a Bulls Cross conveyancing firm who can help.

An example of a Lease Extension decision for a Bulls Cross property is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The remaining number of years on the lease was 81.79 years.

Our conveyancer in Bulls Cross has discovered a defect with the lease for the flat we are purchasing in Bulls Cross. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the mortgage company?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Bulls Cross conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. The appropriate lender requirements must be adhered to by the lender conveyancing panel who has to balance acting for you and the lender