Is the fact that my conveyancer in Little Bromwich is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Little Bromwich conveyancing firm and ask them why they are no longer on the approved list for your lender.

Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who did the conveyancing in Little Bromwich 4 years ago no longer exist. Will I be able to sell the house?

You no longer need to have the physical official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.

I have been on the look out for a ground for flat up to £305k and identified one close by in Little Bromwich I like with a park and station in the vicinity, however it only has 61 years on the lease. There is not much else in Little Bromwich for this price, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I'm remortgaging my primary property to a BTL mortgage with The Mortgage Works and I will use the ballance of the raised equity towards another property. The neighborhood we are talking about is Little Bromwich. Will your lawyers be able to act for the two lenders and link together the conveyances?

Make use of our search tool on this site to ensure that the conveyancers are on the appropriate lender panels. Assuming that they are the lawyer will be able to tie up the two transactions but you should have a chat with you lawyer and communicate your desired outcome and needs.

I want to let out my leasehold flat in Little Bromwich. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Your lease dictates relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Little Bromwich do not contain subletting altogether – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I invested in buying a 2 bed flat in Little Bromwich, conveyancing was carried out 3 years ago. 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? Equivalent flats in Little Bromwich with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2091

With 66 years unexpired we estimate the premium for your lease extension to range between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.