We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather instruct a Hanham based conveyancing firm?

You should check but the chances are that allocate you one of their panel lawyers if you want the "fee-free" deal. Call the mortgage company and check if they make available a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Hanham.

I am looking for a flat up to £235,500 and identified one near me in Hanham I like with amenity areas and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Hanham in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

My partner has urged me to instruct his lawyers for conveyancing in Hanham. Should I choose my own solicitor?

There are no two ways about it the ideal way to choose a conveyancing lawyer is to seek recommendations from friends or relatives who have used the firm that you are considering.

I only have Seventy years left on my flat in Hanham. I am keen to get lease extension but my freeholder is missing. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. In some cases a specialist should be useful to conduct investigations and prepare a report to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Hanham.

I acquired a basement flat in Hanham, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Hanham with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2089

With just 64 years remaining on your lease we estimate the price of your lease extension to be between £15,200 and £17,600 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

I am soon to complete on the purchase a house in Hanham but as a consequence of wreckage from the recent storms I have agreed compensation from the owner of £2k taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but the bank will not agree to this. Should they have been involved?

Any conveyancing practitioner listed on the mortgage company conveyancing panel is obliged to disclose to the lender of any changes to the purchase figure. In the event that you were to refuse your lawyer to disclose the price change to your mortgage company then they would need to disinstructing themselves from acting for you and the lender.