I am aiming to move property in January. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in Merriott. Conveyancing firm was organised before I stumbled across this page.

On the day of completion you can pick up the keys from your property agent but this should only happen once the vendors conveyancers advise the agent that they have the completion monies and the keys can be released. After that you will need to advise the removal men that they can start moving you in. We are not in a position to recommend a specific removal organisation but can assist you in choosing a conveyancing in Merriott or a lawyer with expertise in conveyancing in Merriott.

Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Merriott conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

Some lenders take longer than others. Have Leeds Building Society conducted the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I was told four weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Merriott is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will my conveyancer be asking questions about flooding as part of the conveyancing in Merriott.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Merriott. There are those who buy a house in Merriott, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Merriott. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could issue a legal claim for losses as a result of such an misleading response. A purchaser’s solicitors may also commission an enviro search. This should indicate if there is a recorded flood risk. If so, more detailed inquiries should be made.

I used Stirling Law a few years past for my conveyancing in Merriott. Now, I need the files however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Merriott of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I need to retain a conveyancing solicitor for freehold conveyancing in Merriott. I have chance upon a site which appears to be the ideal solution If it is possible to get all the legals completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Estate agents have just been given the go-ahead to market my 2 bed apartment in Merriott. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is discharge the invoice as normal because all ground rent and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a leasehold flat in Merriott, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Merriott with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2096

With only 71 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 suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.