My fiance and I are acquiring a flat in Fenton. My lawyer is not on the bank conveyancing list. Can I still continue with my Fenton conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

You have a number of choices open to you here

• Carry on with your preferred Fenton property lawyer but your bank will no doubt retain a solicitor from their approved list. The net result is additional cost together with likely interruption.
• Choose a new lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Convince your conveyancer to pull out all the stops to join the bank’s conveyancing panel

What can a local search inform me about the property we're purchasing in Fenton?

Fenton conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search plays an important part in most Fenton conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Fenton I like with open areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Fenton in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

I want to sublet my leasehold apartment in Fenton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Your lease governs relations between the freeholder and you the flat owner; specifically, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Fenton do not contain subletting altogether – such a clause would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Leasehold Conveyancing in Fenton - Examples of Questions you should ask before buying

How is the lease structured? Are any of leasehold owners in arrears of their service charge payments? For many Fenton leaseholds the outlay for major works tend not to be included within service charges, although there some managing agents in Fenton obliged tenants to pay into a sinking fund and this is used to offset against larger repairs or maintenance.

I am looking to buy a flat and require a conveyancing solicitor in Fenton who is on the bank approved panel. Can you recommend a Fenton or local Fenton solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Fenton. We dont recommend any particular firm.