We are buying a house and need a conveyancing solicitor in Eastwood who is on the Lloyds approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Eastwood.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a specialised conveyancing solicitor in Eastwood?

You should check but the the likelihood is that give you one of their panel lawyers should you want the "fee-free" offer. Contact the lender and determine if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Eastwood.

There is lots of information on this site about conveyancing in Eastwood but can you isolate your top tip for choosing the right conveyancer in Eastwood

Do not opt for the cheapest Eastwood conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

When it comes to mortgage companies such as Co-operative, do Eastwood conveyancing practitioners have to pay a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I had a mortgage agreed in principle with Skipton. Eastwood conveyancing practitioners were chosen. How long does it take for Skipton to send the offer to the solicitor?

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

Due to the input of my in-laws I had a survey completed on a property in Eastwood prior to retaining solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some banks may not give a loan on such a property.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Eastwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Eastwood to see if the conveyancing will be more expensive.

I work for a busy estate agent office in Eastwood where we see a few flat sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Eastwood conveyancing firms. Please can you clarify whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a 1 bedroom flat in Eastwood, conveyancing was carried out in 2012. 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? Similar flats in Eastwood with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease runs out on 21st October 2089

With 63 years left to run the likely cost is going to span between £16,200 and £18,600 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 in the absence of comprehensive due diligence. You should not use the figures 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. Please do not move forward based on this information before getting professional advice.