My father advised me that in buying a property in Eynsham there may be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?

There are anumerous of properties in Eynsham which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Eynsham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Eynsham?

The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being pedantic. The Eynsham solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What does a local search inform me regarding the property we're purchasing in Eynsham?

Eynsham conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central part in many a Eynsham conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

Over the last few months I have been searching for a flat up to £305k and found one near me in Eynsham I like with a park and railway links nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Eynsham in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage that many years may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

My business partner and I are hoping to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Eynsham for below £1,200?

We can recommend firms who have specialist knowledge of commercial conveyancing in Eynsham, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. As for the fees these will vary based on the structure and complexity of the deal. Please provide us with your details or telephone us so that we may furnish you with a fixed commercial conveyancing quote.

I have recently realised that I have 68 years unexpired on my lease in Eynsham. I now want to get lease extension but my landlord is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the landlord. On the whole a specialist should be helpful to carry out a search and prepare an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Eynsham.

I own a ground floor flat in Eynsham, conveyancing having been completed 3 years ago. How much will my lease extension cost? Equivalent properties in Eynsham with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2089

You have 64 years unexpired we estimate the price of your lease extension to range between £15,200 and £17,600 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.