I have been referred to a conveyancing solicitor in Lower Sunbury. I I am struggling to find out whether they are accepted on the Birmingham Midshires approved list of lawyers. Can you advise?

The first thing you should do is phone the solicitor and enquire if they can act for the bank. Otherwise you can call Birmingham Midshires who may be able to assist.

Can you point me to a directory of Nationwide panel solicitors in Lower Sunbury on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible over the internet. Where you are looking for a Lower Sunbury lawyer on the Nationwide please make the most of our facility.

Can I be sure that the Lower Sunbury conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Lower Sunbury seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.

Completion of my remortgage has taken place for my property in Lower Sunbury. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I used Arc property Solicitors several years past for my conveyancing in Lower Sunbury. Now, I need the files however the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lower Sunbury of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Lower Sunbury is where the house is located. Can you shed any light on this issue?

Flying freeholds in Lower Sunbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lower Sunbury you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lower Sunbury 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 residence.

Due to sign contracts shortly on a studio apartment in Lower Sunbury. Conveyancing lawyers assured me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Lower Sunbury should include some of the following:

Information as to the provision in the lease to pay service charges - in relation to the building, and the wider rights a lessee enjoys The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Details of the parties to the lease, for instance these could be the lessee, head lessor, freeholder Whether the lease restricts you from letting out the flat, or having a home office for business

Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Lower Sunbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Lower Sunbury conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Lower Sunbury premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired residue of the current lease was 82.93 years.