I am progressing with the sale of my maisonette in Alrewas and the EA has just called to say that the buyers are swapping property lawyer. The excuse is that the lender will only engage with property lawyers on their approved list. On what basis would a leading lender only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Alrewas ?

Lenders have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

About to purchase a new build apartment in Alrewas. Conveyancing is a frightening process 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.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Alrewas

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I decided to have a survey completed on a house in Alrewas in advance of appointing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor advised that some banks tend not issue a loan on a flying freehold property.

It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Alrewas. Conveyancing may be slightly more expensive based on your lender's requirements.

I have just started marketing my basement flat in Alrewas. Conveyancing has not commenced, however I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the invoice as normal given that all rents and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a basement flat in Alrewas, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Alrewas with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2084

With 58 years remaining on your lease the likely cost is going to span between £23,800 and £27,400 as well as costs.

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 other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Are you able to clarify what my options are if my Alrewas conveyancing searches reveals adverse entries?

Ordinarily, almost all concerns that arise in Alrewas conveyancing search results can be addressed prior to completion or title insurance can be put in place. You should remember that even though you are acquiring the property and might be willing to live with the search results, your lender may not, and when all said and done the decision rests with them.