We chose a Old St Mellons based solicitor for our conveyancing in Old St Mellons today. Reviewing the terms of engagement I seeI am on the hook for costs even if our purchase doesn't happen. Would I be best advised to use a web based firm promising no move no charge conveyancing in Old St Mellons?

It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to offset the transactions that fail to complete. Also remember that such arrangements rarely cover expenditure e.g. Old St Mellons conveyancing search fees.

We are purchasing a end of terrace house in Old St Mellons. Our aim is to carry out an extension to the side at the house.Will legal due diligence on the property include enquiries to see if these alterations were previously refused?

Your solicitor should check the registered title as conveyancing in Old St Mellons can on occasion reveal restrictions in the title documents which prohibit categories of alterations or need the permission of another owner. Some extensions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

We are getting a further advance on our home loan from Co-operative as we wish to carry out improvements to our home in Old St Mellons. Are we obliged to appoint a bricks and mortar Old St Mellons solicitor on the Co-operative conveyancing panel to deal with the paperwork?

Co-operative do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

We have a mortgage agreed in principle with Skipton. Old St Mellons conveyancing lawyers are chosen. How long does it take for Skipton to forward the offer to the lawyer?

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

Will commercial conveyancing searches reveal impending roadworks that may impact a commercial estate in Old St Mellons?

Its becoming the norm that commercial conveyancing solicitors in Old St Mellons will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Old St Mellons. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old St Mellons.

For each commercial conveyancing transaction in Old St Mellons it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Old St Mellons commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Old St Mellons.

I am a negotiator for a long established estate agency in Old St Mellons where we see a few flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Old St Mellons conveyancing solicitors. Can you confirm whether the vendor of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Old St Mellons - Sample of Questions you should consider before Purchasing

The prefered form of lease arrangement is where the freehold interest is owned by the leaseholders. In this situation the leaseholders enjoy control and notwithstanding that a managing agent is usually employed if it is larger than a house conversion, the managing agent is directed by the tenants. What is the name of the managing agents?

Online reading suggests that Old St Mellons solicitors are more expensive than Old St Mellons conveyancers in Old St Mellons when it comes to buying a house. So is it better if I use a conveyancer or a solicitor if I am buying for my home move in Old St Mellons.

When it comes to conveyancing in Old St Mellons the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.