The Red Lodge conveyancing lawyers that I appointed last week on my house acquisition in Red Lodge have without warning shut down. I chose them because I needed a solicitor on the Clydesdale conveyancing panel and my family Red Lodge lawyer was not. I wrote them a cheque for two hundred pounds in advance. What are my options?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.

Should commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in Red Lodge?

Many commercial conveyancing solicitors in Red Lodge will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Red Lodge. The search result 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 Red Lodge.

For each commercial conveyancing transaction in Red Lodge it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Red Lodge commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Red Lodge.

I'm buying my first flat in Red Lodge with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The estate agent advised me not inform my lawyer about this deal as it would put at risk my loan with Lloyds TSB Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

If all goes to plan we aim to complete the sale of our £225,000 garden flat in Red Lodge next Thursday. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Red Lodge?

Red Lodge conveyancing on leasehold apartments often involves the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is not legally bound to address these enquiries most will be willing to do so. They may invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The administration charge required by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the charge is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to sell the property.

I bought a ground floor flat in Red Lodge, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Red Lodge with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease ends on 21st October 2093

With 68 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

Why is New Build conveyancing in Red Lodge more costly?

Buying a new build premises is significantly different from the normal house buying conveyancing in Red Lodge. For a start housebuilders normally need contracts to exchange very quickly, so there is a lot of pressure on your property lawyer to make sure everything is in order. In addition new build properties often involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage company requirements are also more demanding. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.