I hired a local solicitor for my conveyancing in Kenilworth recently. After carefully reading the terms of engagement it is apparent thatwe are responsible for charges even if the sale aborts. Should I go with them or choose a web based solicitor practice promising no completion no cost conveyancing in Kenilworth?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will generally be uplifted to cover the conveyances that do not proceed. Dont forget that these deals generally do not protect you from disbursements such your Kenilworth conveyancing search charges.

As a first time buyer what is the most important piece of guidance you can give me regarding purchase conveyancing in Kenilworth?

Not many law firms shout this from the rooftops but conveyancing in Kenilworth and elsewhere in Warwickshire is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the house moving process. For instance, the vendor, property agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in Kenilworth should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to keep you safe.

On occasion a third party with a vested interest may try and persuade you that you should follow their advice. As an example, the property agent may claim to be assisting by suggesting your solicitor is wrong. Or your mortgage broker may try to convince you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Kenilworth is where the house is located. Can you offer any guidance?

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

When it comes to leasehold conveyancing in Kenilworth what are the most frequent lease problems?

Leasehold conveyancing in Kenilworth is not unique. All leases are unique and drafting errors can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall

You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Royal Bank of Scotland, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I own a ground floor flat in Kenilworth, conveyancing formalities finalised in 1996. Can you work out an approximate cost of a lease extension? Comparable properties in Kenilworth with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2094

With 69 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

I have just had an offer accepted on a leasehold flat in Kenilworth and the broker that we are dealing with suggested his conveyancer. They quoted £800 including VAT and 3rd party costs. Does this sound expensive?

Don't just go on a single estimate. One should seek like-for-like quotes for your conveyancing in Kenilworth. Then pick one that you trust and crucially, is on the approved panel of the lender that you have applied for a mortgage from.