I am selling my flat in Frenchay. Will my conveyancer need to be on the Aldermore conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

I am the sole beneficiary of my late mum's will and I have everything in my name now, including the my former home in Frenchay. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML six month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the house in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most lenders would take a practical view as this requirement is principally there to pick up on the purchase and immediately sell or the flipping of property.

When it comes to lenders such as Clydesdale, do Frenchay conveyancers face a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We previously chose solicitors with offices in Frenchay on the Skipton solicitor panel. They are now charging me a separate charge for the legal aspects of the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by Skipton but by your Frenchay property lawyer. Plenty of firms on the Skipton panel will charge an ‘acting for lender’ fee and others do not.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Frenchay is the location of the property. Can you offer any guidance?

Flying freeholds in Frenchay are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frenchay you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frenchay may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

What does commercial conveyancing in Frenchay cover?

Frenchay conveyancing for business premises covers a wide range of guidance, provided by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Having had my offer accepted I require leasehold conveyancing in Frenchay. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Frenchay - then the leasehold title will always include the short particulars 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 am the registered owner of a 1st floor flat in Frenchay, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Frenchay with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2090

With 64 years remaining on your lease we estimate the premium for your lease extension to be between £14,300 and £16,400 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.