I am not well enough to travel far from Clifton. Can you please clarify why all Clifton lawyers aren't automatically on all bank panels?

Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in banks and building societies culling less reputable firms off their books of approved conveyancing practitioners .

How up to date is your database of Clifton solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?

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

I am buying a terraced house in Clifton. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Clifton you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Clifton.

We're FTB’s - agreed a price, but the agent advised that the owners will only go ahead if we instruct their chosen conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Clifton

We suspect that the owner is unaware of this ultimatum. Should the owner desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Clifton conveyancing solicitors - as opposed tothose that will earn their estate agent a commission or meet his conveyancing thresholds pre-set by HQ.

I am looking at a two flats in Clifton which have in the region of fifty years left on the leases. Will this present a problem?

There is no doubt about it. A leasehold apartment in Clifton is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. The majority of purchasers and lenders, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Clifton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a split level flat in Clifton, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Clifton with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2086

With just 61 years remaining on your lease we estimate the premium for your lease extension to range between £19,000 and £22,000 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.