My wife and I are purchasing a 2 bedroom apartment in Grove with a mortgage. We have a Grove conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Grove solicitor and pay for one of their panel firms to represent them. This feels very unfair; can we not require that the bank use our Grove conveyancing practitioner ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Grove conveyancing solicitor to apply to be on the conveyancing panel.

I own a freehold property in Grove but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Grove and has limited impact for conveyancing in Grove 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 have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Grove is the location of the property. What do you suggest?

Flying freeholds in Grove are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grove you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grove may decide 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 premises.

Looking forward to exchange soon on a garden flat in Grove. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Grove should include some of the following:

specifics of the parties to the lease, for example these could be the (you), head lessor, freeholder Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Who has the liability for maintaining the window frames Are you allowed to have a pet in the flat?

I inherited a basement flat in Grove, conveyancing was carried out 6 years ago. How much will my lease extension cost? Corresponding properties in Grove with a long lease are worth £222,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095

You have 70 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.

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 comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

What type of property do your Grove conveyancing quotes apply to?

Our conveyancing quotes are only relevant to standard domestic property in England & Wales. Where you have any different requirements for instance industrial or agricultural property or commercial conveyancing in Grove you should contact us to address your requirements .