Can you help? My South Brent conveyancer is advising me that she is duty bound toconduct South Brent conveyancing searches due to the fact thatthe firm are on the Nat Westconveyancing panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out South Brent conveyancing searches.

Is there a reason why leasehold purchase conveyancing in South Brent costs more?

South Brent leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. South Brent is the location of the property. What do you suggest?

Flying freeholds in South Brent are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Brent you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Brent may ascertain 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 premises.

Is it possible to transfer to a new firm as I need to select a firm on the Skipton Building Society conveyancing list. I had appointed a local conveyancing solicitor in South Brent round the corner but she is not approved by Skipton Building Society

It would be our pleasure to assist you select a conveyancing solicitor in South Brent on the Skipton Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in South Brent. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in South Brent.

I would like to rent out my leasehold flat in South Brent. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous South Brent conveyancing solicitor is not available you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the deeds are silent, subletting is allowed. There may be a precondition that you are obliged to obtain consent from your landlord or other appropriate person before subletting. The net result is that you cannot sublet without prior consent. The consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I acquired a ground floor flat in South Brent, conveyancing having been completed October 1998. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in South Brent with a long lease are worth £181,000. The ground rent is £55 yearly. The lease expires on 21st October 2076

With just 51 years unexpired we estimate the price of your lease extension to range 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 renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.