Last month we had a mortgage agreed in principle with Principality. Sunningdale conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am expecting a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Sunningdale solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Sunningdale solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I can not work out if my lender requires a lease extension. I have called into my local Sunningdale bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Sunningdale conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.

The property lawyer has to follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have recentlyfound out that Stirling Law have closed. They conducted my conveyancing in Sunningdale for a purchase of a leasehold flat 18 months ago. How can I establish that the property is in my name in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sunningdale conveyancing specialists.

Due to the advice of my in-laws I had a survey completed on a property in Sunningdale before instructing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks may not grant a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sunningdale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sunningdale to see if the conveyancing will be more expensive.

My wife and I purchased a leasehold flat in Sunningdale. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Sunningdale who previously acted has long since retired. Do I pay?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Sunningdale conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a basement flat in Sunningdale, conveyancing formalities finalised June 2009. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Sunningdale with over 90 years remaining are worth £190,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2087

With only 61 years unexpired the likely cost is going to span between £19,000 and £22,000 plus professional fees.

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 without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues 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 placing reliance on this information without first seeking the advice of a professional.

My conveyancing in Sunningdale is set to complete on Friday, but the couple I am buying off wants to vacate 24 hours later at afternoon. Should I agree to this?

In situations where you are having a bank loan then your lawyer will require that you have vacant possession on Friday - the lender will demand it.