I am due to complete buying a house in Rugby but as a consequence of wreckage from some water damage at the property I have was able negotiate reparation from the vendor in the sum of six thousand pounds in the form of a adjustment in the price. This was going to be dealt with as part of a side agreement however Clydesdale are not allowing this. Should they have been approached?

Your lawyer that is on the Clydesdale conveyancing panel is duty bound to advise Clydesdale of any variations to the purchase price. If you prohibit your solicitor to disclose the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new property lawyer for your conveyancing in Rugby.

Are the Rugby conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?

Rugby conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.

I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Rugby I like with open areas and station in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Rugby in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan that many years will be a potential deal breaker. Reduce the price by the expected 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 ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Taking into account that I am about to spend hundreds of thousands of pounds on a terraced house in Rugby I wish to talk to a solicitor about mytransaction before instructing the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your property ownership legalities in Rugby.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Rugby should be the amount on the final invoice that you are charged.

Do you have any top tips for leasehold conveyancing in Rugby with the intention of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rugby can be reduced where you appoint lawyers the minute you market your property and ask them to put together the leasehold information needed by the purchasers’ lawyers.
If you have had conflict with your freeholder or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as over as opposed to ongoing. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Rugby state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord consenting to such works. Should you fail to have the consents to hand do not communicate with the landlord without checking with your lawyer before hand. The majority of freeholders or Management Companies in Rugby levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Rugby.

I bought a split level flat in Rugby, conveyancing having been completed 7 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? Similar flats in Rugby with an extended lease are worth £260,000. The ground rent is £50 yearly. The lease expires on 21st October 2100

With just 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus 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 a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.