Me and my fiance are purchasing a 2 bedroom flat in Duffield with a mortgage. We like our Duffield conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Duffield conveyancing practitioner as well as pay for one of their panel ones to represent them. This seems very unfair; can we not require that the bank use our Duffield conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Duffield conveyancing lawyer to apply to be on the conveyancing panel.

I purchased a freehold residence in Duffield but still pay rent, why is this and what is this?

It’s unusual for properties in Duffield and has limited impact for conveyancing in Duffield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

What does commercial conveyancing in Duffield cover?

Commercial conveyancing in Duffield incorporates a broad range of advice, given by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I am using a search engine for the term conveyancing in Duffield it reveals numerous solicitorsin the area. How do I determine which is the suitable solicitor for my move?

The preferential way of choosing the right conveyancer is via personal testimonial, so enquire of colleagues and family who have bought a property in Duffield or a respected estate agent or financial adviser. Fees for conveyancing in Duffield differ, so it's advisable to request at least four fee estimates from different solicitors. Be sure to obtain confirmation what costs in the quote includes.

Jane (my partner) and I may need to let out our Duffield garden flat for a while due to a new job. We instructed a Duffield conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your last Duffield conveyancing solicitor is no longer around you can review your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is allowed. There may be a precondition that you are obliged to obtain consent via your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of prior consent. The consent should not be unreasonably turned down. If your lease prohibits you from subletting the property you will need to ask your landlord for their consent.

I inherited a ground floor flat in Duffield, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Duffield with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2087

You have 62 years left to run the likely cost is going to range between £17,100 and £19,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.