I opted for a local solicitor for our conveyancing in Millbank yesterday. Upon checking the terms of engagement I notewe are responsible for charges even if our purchase aborts. Would I be best advised to appoint an on-line conveyancing brokerage advertising no-sale-no-fee conveyancing in Millbank?

It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will generally be more expensive to offset the cases that do not proceed. Dont forget that these schemes rarely protect you from expenses for instance Millbank conveyancing search expenses.

I am hoping to complete my purchase in Millbank next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not unique to conveyancing in Millbank.

I am planning on selling our house in Millbank and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Millbank conveyancer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing practice as opposed to a conveyancing solicitor in Millbank. We have lived in Millbank for 5 years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Expecting to exchange soon on a studio apartment in Millbank. Conveyancing solicitors assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Millbank should include some of the following:

Details of the parties to the lease, e.g. these could be the leaseholder, head lessor, freeholder You should have a good understanding of the building insurance obligations Does the lease prevent you from renting out the property, or having a home office for business The physical ownership of the premises. This might be the property itself but might incorporate a attic or cellar if applicable. Will you be prohibited or prevented from having pets in the property?

Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Millbank. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We can put you in touch with a Millbank conveyancing firm who can help.

An example of a Lease Extension case for a Millbank flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The unexpired term as at the valuation date was 56 years.

We are in the midst of a leasehold sale of a flat in Millbank. Conveyancing is fine but we have been asked to pay a fortune from the managing agents. So far we have forked out £295.50 for a leasehold management information and then a further £118 for additional questions supplied by the purchaser's lawyer.

You will not have any say over the level of the charges for this information but the average fee for the information for Millbank leasehold property is £355. When it comes to Millbank conveyancing sales it is customary for the owner to cover the costs. The freeholder or their agents are not duty bound to answer such questions although many will be willing to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no legislation that mandates fixed fees for administrative tasks. Neither is there any legal time limit by which they are obliged to supply answers.