Much to our surprise we have been notified by our mortgage adviser that my Grassendale property lawyer is not on the bank Conveyancing panel. What can I do to be sure whether this is correct?

The best course of action for you to take is to call your Grassendale lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who conducted the conveyancing in Grassendale 5 years ago no longer exist. What are my next steps?

As long as you have a registered title the details of your proprietorship will be recorded by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, identify your property and secure current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

I have been on the look out for a flat up to £195,000 and found one round the corner in Grassendale I like with amenity areas and station nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Grassendale suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

I am a sole trader planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Grassendale for less than 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Grassendale, including the sale and acquisition of businesses as well as simply premises. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. As for the fees these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or email us so that we may furnish you with a fixed commercial conveyancing calculation.

I am planning to acquire a flat and require a conveyancing solicitor in Grassendale who is on the mortgage company solicitor panel. Can you recommend a Grassendale or local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Grassendale. We dont recommend any particular solicitor.