I used Wolstenholmes a few years ago for my conveyancing in Telford. Now, I need the files but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Telford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying a new build house in Telford with a loan from Halifax. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my conveyancer about the deal as it may affect my mortgage with Halifax. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are novice buyers - agreed a price, yet the estate agent informed us that the vendor will only issue a contract if we use their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Telford

It is improbable the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Telford conveyancing lawyers - as opposed tothose that will give the estate agent a kickback or hit his conveyancing thresholds set by HQ.

I am employed by a long established estate agency in Telford where we have experienced a few leasehold sales put at risk due to short leases. I have been given inconsistent advice from local Telford conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the buyer?

As long as 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. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is 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 buyer.

I invested in buying a 1 bedroom flat in Telford, conveyancing having been completed in 1998. How much will my lease extension cost? Corresponding flats in Telford with an extended lease are worth £165,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2103

You have 78 years remaining on your lease the likely cost is going to range between £7,600 and £8,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

My partner and I plan to purchase our first property in Telford. Conveyancing solicitor has been chosen. The broker pointed out that a survey is not necessary as the house was only constructed twenty two years ago.

At the very least you should order a Home Buyer's Report. Given the property is more than 10 years old the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could suffice. They will highlight any obvious problems and suggest additional investigation if relevant. Where there are any signs of material issues obtain a full structural survey.