The Hagley conveyancing firm that I recently instructed on my house acquisition in Hagley have without warning shut down. They were on acting for me because I needed a lawyer on the Yorkshire BS conveyancing panel and my family Hagley lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.

I'm buying my first flat in Hagley with the aid of help to buy. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this side-deal as it could adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a leasehold apartment up to £245,000 and identified one near me in Hagley I like with a park and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Hagley for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan that many years may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

As co-executor for the will of my uncle I am selling a house in Neath but live in Hagley. My lawyer (based 300 kilometers awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Hagley to attest and place their company stamp on the document?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Hagley based

What makes a Hagley lease unacceptable for security purposes?

Leasehold conveyancing in Hagley is not unique. All leases are unique and legal mistakes in the legal wording can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. A provision to repair to or maintain elements of the property

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Barnsley Building Society, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.

I inherited a split level flat in Hagley, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Hagley with an extended lease are worth £222,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2097

With just 71 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure 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 additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.