I instructed a local firm for my conveyancing in Exton last week. Reviewing the official terms of business I noteI am on the hook for charges even where the conveyance does not complete. Would I be best advised to use an internet conveyancing brokerage who offer no completion no cost conveyancing in Exton?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to neutralise those conveyances that do not proceed. Also remember that these promotions rarely cover outlay such your Exton conveyancing search costs.

We are getting a further advance on our home loan from Principality as we intend to conduct alterations to our property in Exton. Are we obliged to appoint a bricks and mortar Exton solicitor on the Principality conveyancing panel to deal with the paperwork?

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

I have decided to exercise my right to buy my property in Exton off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

Completion of my purchase has taken place for my property in Exton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Exton is where the house is located. Can you offer any guidance?

Flying freeholds in Exton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Exton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Exton may decide 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 premises.

We are 17 days into a freehold purchase having been recommend to a firm by the selling agent to perform conveyancing in Exton. I am am very disappointed with the level of service. Could you you assist me in finding new solicitors?

A conveyancer would need to be very bad in order to consider replacing them. Has the loan offer been sent? If so you must make them aware of the new contact details and get the offer are re-sent. Your solicitor ideally needs to be on the lenders panel to avoid added expenses and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Exton

Do you have any top tips for leasehold conveyancing in Exton with the aim of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Exton can be avoided where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ conveyancers.
If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Arranging a duplicate share certificate is often a time consuming process and slows down many a Exton conveyancing deal. Where a duplicate share certificate is needed, you should approach the company officers or managing agents (where applicable) for this as soon as possible. Many freeholders or Management Companies in Exton levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Exton. Some Exton leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Exton leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you fail to have the consents in place you should not communicate with the landlord without checking with your conveyancer in the first instance.

I own a studio flat in Exton, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Exton with a long lease are worth £190,000. The ground rent is £65 yearly. The lease terminates on 21st October 2086

With just 61 years remaining on your lease we estimate the premium for your lease extension to span between £19,000 and £22,000 plus 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 extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.