My lawyer has identified a a legal deficiency with the lease for the apartment we are buying in Claverley. The other side have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?

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

As I am unsure how the conveyancing process works what is the most important number one tip you can give me about purchase conveyancing in Claverley?

You may not hear this from too many lawyers but conveyancing in Claverley and elsewhere in Shropshire is an adversarial experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the transaction. For instance, the seller, property agent and on occasion a mortgage company. Appointing a lawyer for your conveyancing in Claverley should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to look after your legal interests and to protect you.

There is a definite increase in the "blame" culture- someone must be blamed for the process taking so long. We recommend that you should always trust your solicitor above the other parties when it comes to the legal assignment of property.

I have todaybecome aware that Stirling Law have closed. They conducted my conveyancing in Claverley for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the previous owner?

The quickest way to see if the property is in your name, you can carry out 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 Claverley conveyancing specialists.

How can the Landlord & Tenant Act 1954 impact my business offices in Claverley and how can your lawyers assist?

The particular law that you refer to gives protection to commercial tenants, granting the dueness to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Claverley

What makes a Claverley lease problematic?

Leasehold conveyancing in Claverley is not unique. Most leases are individual and drafting errors can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Bank of Scotland, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I acquired a ground floor flat in Claverley, conveyancing was carried out May 2000. Can you work out an approximate cost of a lease extension? Similar flats in Claverley with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2105

With just 80 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.