I hired a local firm for my conveyancing in Beaufort last week. Looking through the small print I noteI am liable for costs even where the transaction does not complete. Should I ditch them and appoint a web based conveyancing brokerage offering no-sale-no-fee conveyancing in Beaufort?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to neutralise those conveyances that do not proceed. You should be mindful that these deals generally do not cover expenses such as Beaufort conveyancing search charges.

Can you vouch for a Virgin Money approved Beaufort conveyancing conveyancer that can complete within a short deadline? Am I best advised to choose a local Beaufort firm or a nationwide conveyancer?

We would be happy to suggest some excellent Beaufort conveyancing firms. You can also walk up the high street in Beaufort. Go in to a couple of firms and ask to see a conveyancing solicitor for a quote. Mention your requirements together with the reasons and ask for a commitment on speed. Select the lawyer that genuine.

We are getting a further advance on our mortgage from Kent Reliance as we wish to conduct a loft conversion to our home in Beaufort. Are we obliged to select a local Beaufort solicitor on the Kent Reliance conveyancing panel to deal with the legals?

Kent Reliance would not normally require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.

Completion of my remortgage has taken place for my property in Beaufort. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

RBS have agreed my mortgage in principle, my offer on a house in Beaufort has been agreed to, what happens next?

The estate agent will need to know who your solicitors are (make sure the solicitors are on the bank’s panel). Telephone RBS or the financial adviser and finalise any appropriate forms. RBS will appoint a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. RBS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Beaufort.

Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Beaufort I like with open areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Beaufort in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Why can't I complete our conveyancing in Beaufort on Good Friday?

Because on completion the money will pass between the banks of the buyer and seller's solicitor and at present this can only take place on a business day. So you can't complete on a saturday or sunday either.