My wife and I buying a victorian detached house in Claverley. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these alterations are allowed?

Your property lawyer should review the deeds as conveyancing in Claverley will on occasion identify restrictions in the title documents which prevent categories of changes or need the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

Last month we had a mortgage agreed in principle with Aldermore. Claverley conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?

Some lenders take longer than others. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I can not fathom if my bank requires a lease extension. I have telephoned my Claverley building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Claverley conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?

Your conveyancer has to comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

How does conveyancing in Claverley differ for newly converted properties?

Most buyers of new build or newly converted property in Claverley contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Claverley tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Claverley or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Claverley is where the house is located. Is there any advice you can impart?

Flying freeholds in Claverley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Claverley you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Claverley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Given that I will soon spend 450k on a garden flat in Claverley I would like to talk to a lawyer concerning thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Claverley.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Claverley should be the figure that you end up paying.

There are only Seventy years remaining on my flat in Claverley. I need to get lease extension but my freeholder is missing. What should I do?

On the basis that you qualify, 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 enable the lease to be extended by the Court. However, you will be required to demonstrate that you have done all that could be expected to find the lessor. For most situations an enquiry agent should be useful to try and locate and prepare an expert document to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court overseeing Claverley.

I bought a basement flat in Claverley, conveyancing was carried out 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Claverley with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2081

With only 56 years unexpired the likely cost is going to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.