I am acquiring a ground floor flat in Redfield. My Solicitor is not listed on the mortgage company solicitor panel. Can I still use my Redfield conveyancing solicitor even though they are excluded from the lender panel?

You will need to instruct a conveyancer to deal with the formalities if you require a mortgage to purchase your property. They will conduct all the necessary investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One can instruct a Redfield solicitor of your choosing. However, where the property lawyer appointed is not a member of the mortgage company conveyancing panel supplemental charges will arise as separate legal representation will be need by the lender. Bank panel applications can be submitted, so provided your solicitor has not previously applied for membership they should do so.

All was ready to move into my new home in Redfield next Monday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not unique to conveyancing in Redfield.

The deeds to my property can not be found. The solicitors who conducted the conveyancing in Redfield 10 years ago are no longer around. What do I do?

Gone are the days when you need to hold title official documentation to prove you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

Should I go with a Redfield conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can handle the legal work but his firm is located over three hundred miles drive away.

The benefit of a high street Redfield conveyancing practice is that you can drop in to sign paperwork, hand in your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should surpass using an unknown Redfield conveyancing solicitor solely due to them being round the corner.

I work for a busy estate agent office in Redfield where we have experienced a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Redfield conveyancing firms. Can you confirm whether the vendor of a flat can instigate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a 2 bed flat in Redfield, conveyancing having been completed May 2002. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Redfield with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2098

With 73 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.