Having been suggested to visit your company we were about to appoint conveyancing solicitor in Montpelier endorsed by you but have come across alternative costs illustrations via the web look less pricey – why is this?

There are plenty of conveyancing companies marketing what appear to be very low prices. We would urge you to think twice as to how much you respect your own move to you are willing to take 'cheap' risks over the quality of the conveyancing. Some embed extras well inside the terms and conditions. The law firms that we put forward for conveyancing in Montpelier neverbehave this way.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Montpelier?

There are many registered licenced Conveyancers in Montpelier and Solicitor firms in Montpelier who provide Conveyancing services It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I have decided to exercise my right to buy my property in Montpelier off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Planning on purchasing a house in Montpelier. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Montpelier conveyancer is on the Kent Reliance conveyancing panel.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Montpelier is the location of the property. Can you offer any guidance?

Flying freeholds in Montpelier are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Montpelier you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Montpelier 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 property.

Is it best to use a Montpelier conveyancing solicitor who is local to the property I am purchasing? An old friend can handle the conveyancing however his firm is located approximately 350kilometers drive away.

The benefit of a high street Montpelier conveyancing practice is that you can attend the office to sign documents, deliver your ID and apply pressure on them where appropriate. Having local Montpelier know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were impressed that should surpass using an unknown Montpelier conveyancing solicitor solely due to them being round the corner.

My partner and I may need to let out our Montpelier garden flat for a while due to a new job. We used a Montpelier conveyancing firm in 2001 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Montpelier do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I bought a garden flat in Montpelier, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Montpelier with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2080

With only 55 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues 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 before seeking the advice of a professional.