Some advice if I may. My Redland conveyancer is assuring me that he has toorder Redland conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneyconveyancing panel. Do I not have a choice here?

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

4 months have elapsed following my purchase conveyancing in Redland completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I opted to have a survey completed on a property in Redland before appointing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders tend refuse to grant a loan on a flying freehold house.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Redland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redland to see if the conveyancing costs will increase in light of this.

Given that I am about to part with over three hundred thousand on a terraced house in Redland I would like to have a conversation with the solicitor concerning thehome move before appointing the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Redland.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Redland should be the amount on the final invoice that you are charged.

I am looking at a couple of maisonettes in Redland both have approximately fifty years left on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Redland is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. For most buyers and banks, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Redland conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I invested in buying a leasehold flat in Redland, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Redland with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 50

You have 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information 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. Please do not take any other action based on this information without first seeking the advice of a professional.