I am planning to acquire a house and require a conveyancing solicitor in Priorslee who is on the Norwich and Peterborough Building Society conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Priorslee. We dont recommend any particular firm.

Is it correct that all Priorslee CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?

It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

My husband and I have organised the release of further monies on our mortgage from Virgin Money as we intend to carry out alterations to our property in Priorslee. Are we obliged to appoint a local Priorslee solicitor on the Virgin Money conveyancing panel to handle the paperwork?

Virgin Money would not normally appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.

Two weeks ago we had a mortgage agreed in principle with Principality. Priorslee conveyancing solicitors were instructed. How long does it take for Principality to forward the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Should my lawyer be making enquiries regarding flooding as part of the conveyancing in Priorslee.

Flooding is a growing risk for lawyers dealing with homes in Priorslee. There are those who acquire a property in Priorslee, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous searches that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Priorslee. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out if the property has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the seller, then a buyer could commence a legal claim for losses as a result of such an incorrect answer. The buyer’s conveyancers may also order an enviro search. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be made.

My partner and I may need to sub-let our Priorslee garden flat temporarily due to a career opportunity. We used a Priorslee conveyancing practice in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Priorslee do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I am the registered owner of a 2 bed flat in Priorslee, conveyancing having been completed April 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Priorslee with a long lease are worth £181,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2077

With just 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

I see that you have a search directory identifying law firms on the mortgage company conveyancing panel. Do Priorslee conveyancing companies pay you a referral fee if I appoint them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Priorslee.