I opted for a high street lawyer for my conveyancing in Hingham recently. Reviewing the Terms and Conditions it is apparent thatwe are liable for fees even if our purchase doesn't happen. Would I be best advised to select an internet lawyer offering no-sale-no-fee conveyancing in Hingham?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will generally be more expensive to offset those conveyances that do not proceed. Dont forget that such arrangements rarely cover expenditure such your Hingham conveyancing search costs.

We are looking to buy a flat and need a conveyancing solicitor in Hingham who is on the TSB conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Hingham.

My bid for a property was accepted at auction in Hingham. Conveyancing is needed. What are my next steps?

Having exchanged you must choose a conveyancing practitioner quickly as you are faced with a tight a fixed date to complete the deal. Every auction property will ordinarily have an associated legal pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to hand this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

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

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care 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.

At last I have had an offer on a maisonette in Hingham agreed to, the owners do however have a connected purchase. The vendors have offered on somewhere, but it’s not been accepted yet, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Hingham. What do I do now? When should I get the mortgage application with Santander started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Hingham conveyancing search costs, etc). The first thing to do is ensure that your property lawyer is on the Santander conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a rising market the majority of home buyers will apply for a home loan with Santander and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.

I have been on the look out for a ground for flat up to £245,000 and identified one close by in Hingham I like with open areas and railway links in the vicinity, however it's only got 51 years on the lease. There is not much else in Hingham for this price, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I am looking at a two apartments in Hingham both have about forty five years unexpired on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Hingham is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of buyers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hingham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a 2 bed flat in Hingham, conveyancing was carried out January 1999. How much will my lease extension cost? Equivalent flats in Hingham with over 90 years remaining are worth £227,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2097

With 72 years left to run the likely cost is going to span between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.