We are buying a victorian detached house in Linslade. Our aim is to an extension at the rear at the property.Will legal work on the property involve enquiries to determine if these works were previously refused?

Your solicitor should check the registered title as conveyancing in Linslade can occasionally identify restrictions in the title deeds which prevent categories of alterations or necessitated the permission of a 3rd party. Many works need local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Is it the case that all Linslade CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?

A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

The mortgage over my property is with Clydesdale for my property in Linslade. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?

You must advise Clydesdale prior to renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.

Are there restrictive covenants that are commonly identified during conveyancing in Linslade?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Linslade. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We're novice buyers - agreed a price, but the estate agent told us that the owners will only issue a contract if we appoint their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Linslade

We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', alienating a motivated buyer is counter productive. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your preferred Linslade conveyancing solicitors - rather thanthe ones that will give the estate agent a referral fee or hit his conveyancing targets pre-set by HQ.

I am in need of some leasehold conveyancing in Linslade. Before I get started I want to be sure as to the number of years remaining on the lease.

Assuming the lease is registered - and almost all are in Linslade - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a studio flat in Linslade, conveyancing formalities finalised 5 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Linslade with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2083

You have 58 years left to run the likely cost is going to be between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

What do I do if I am unhappy with the conveyancer who carried out our conveyancing in Linslade?

We live in an imperfect world, and is is a fact of life that every so often matters do not go as planned. Nevertheless there is recourse if you were not happy with your conveyancing in Linslade. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.