We are buying a newly converted apartment in Stokenchurch with a residential mortgage from .We use our Stokenchurch conveyancing lawyer but informed us her practice is not on their "panel". we are left little option but to use a panel firm or retain our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan offered to you contains various provisions, a common one being that conveyancers needs to be on the conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for

My friend recommended that where I am buying in Stokenchurch I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Stokenchurch conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Stokenchurch around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Stokenchurch.

The deeds to our home can not be found. The lawyers who did the conveyancing in Stokenchurch 5 years ago are no longer around. What do I do?

Nowadays there are duplicates made of almost everything, and your solicitor should know exactly where to look for all the appropriate documentation so you may purchase or sell your house without any difficulty. If duplicates can’t be located, your lawyer can arrange cover in the form of insurance or indemnities against future claims on the premises.

Due to the advice of my in-laws I had a survey completed on a property in Stokenchurch ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to issue a mortgage on a flying freehold property.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stokenchurch. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stokenchurch to see if the conveyancing will be more expensive.

I am looking at a two apartments in Stokenchurch both have about 50 years left on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Stokenchurch is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most buyers and mortgage companies, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises 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 premises 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 Stokenchurch conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending 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 own a leasehold flat in Stokenchurch, conveyancing formalities finalised 1995. Can you work out an approximate cost of a lease extension? Comparable flats in Stokenchurch with an extended lease are worth £165,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 50

With 50 years remaining on your lease the likely cost is going to range 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. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.