I opted for a local solicitor for my conveyancing in Hawkshead recently. Going through the Terms I seeI am liable for charges even where the conveyance does not complete. Should I go with them or instruct an internet conveyancing brokerage promoting no completion no cost conveyancing in Hawkshead?

It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to neutralise those cases that fail to complete. You should be mindful that these offerings rarely cover expenses such as Hawkshead conveyancing search charges.

I'm purchasing my first flat in Hawkshead with a loan from The Royal Bank of Scotland. The builders would not budge the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not to tell my lawyer about this side-deal as it may jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Due to the input of my in-laws I had a survey completed on a property in Hawkshead before instructing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend not issue a mortgage on such a premises.

It depends who your proposed lender is. Santander has different requirements from Nationwide. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hawkshead. Conveyancing may be slightly more expensive based on your lender's requirements.

My father-in-law has suggested that I appoint his conveyancing solicitors in Hawkshead. Should I use them?

There are no two ways about it the ideal way to select a conveyancing practitioner is to have referrals from friends or family who have actually experience in using the conveyancer that you are are thinking of instructing.

What advice can you give us when it comes to finding a Hawkshead conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Hawkshead conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Hawkshead conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

What are the legal fees for lease extension work?

I own a 1st floor flat in Hawkshead, conveyancing formalities finalised in 2012. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Hawkshead with a long lease are worth £197,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2080

You have 55 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt 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 placing reliance on this information without first seeking the advice of a professional.