My IFA says he needs my Walmley law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have called my local Walmley office but they have not responded to me.

The sensible thing to do is ask for this information from your Walmley solicitor . Most Walmley law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

My property lawyer in Walmley is not on the Leeds Building Society Approved Panel. Is it possible for me to use my family solicitor even though they are not on the Leeds Building Society panel of approved conveyancing solicitors?

The limited options open to you here include:

1. Complete the purchase with your existing Walmley lawyers but Leeds Building Society will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal charges as well as cause frustration.
2. Get an alternative solicitor to act in the conveyancing, obviously checking they are on the Leeds Building Society panel

I just bought a flat at auction in Walmley. Conveyancing is necessary. What are my next steps?

Now that you are to all intents and purposes signed on the dotted line you now have to find a conveyancing lawyer as a matter of urgency as you are faced with a tight deadline in which to complete the purchase. All auction property will have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

I am buying a end of terrace house in Walmley. We would like to carry out an extension to the side at the house.Will the conveyancing process involve checks to see if these works are prohibited?

Your solicitor should review the deeds as conveyancing in Walmley can occasionally reveal restrictions in the title deeds which prevent certain alterations or need the permission of a 3rd party. Certain additions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

My wife and I have organised the release of further monies on our mortgage from Co-operative as we want to conduct improvements to our house in Walmley. Do we need to choose a bricks and mortar Walmley solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

I am buying a new build apartment in Walmley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Walmley

There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am in need of some leasehold conveyancing in Walmley. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Walmley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1st floor flat in Walmley, conveyancing formalities finalised 6 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? Equivalent properties in Walmley with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2100

With just 75 years unexpired the likely cost is going to range between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs 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 additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.