We are buying a house in Shenley Church End. It might be a silly question but how we can trust a conveyancer? On completion day we have to deposit money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am assisting my step-mother sell her flat in Shenley Church End. Does the conveyancing solicitor order the energy assessment or it is for the seller to see to?

After the demise of Home Information Packs, energy performance certificates was maintained a compulsory part of selling a property. An energy performance certificate needs to be to hand in advance of the property being advertised. It is not something that conveyancers ordinarily arrange. Where you are using a Shenley Church End conveyancing solicitor they may help arrange EPC’s due to their relationships with long established Shenley Church End accredited person

Can you help - my lawyer advises that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Shenley Church End?

The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

Me and my brother have a terraced Victorian property in Shenley Church End. Conveyancing lawyer represented me and Santander. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shenley Church End and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who completed the work.

Just had an offer accepted on a new build apartment in Shenley Church End. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Shenley Church End

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am using a search engine for the words cheap conveyancing in Shenley Church End it reveals many property lawyersin the area. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The best method of finding a suitable conveyancer is via trusted recommendation, so ask friends and relatives who have acquired a property in Shenley Church End or the reputable estate agent or financial adviser. Costs for conveyancing in Shenley Church End vary, so it's a good idea to request at least four quotes from different property lawyers. Be sure to secure confirmation that the charges are guaranteed not to rise.

Planning to exchange soon on a leasehold property in Shenley Church End. Conveyancing solicitors have said that they are sending me a report next week. What should I be looking out for?

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

What the implications are if you have breached the provisions of the lease? The total extent of the demise. This will be the property itself but may include a roof area or basement if applicable. Where does the liability rest for maintaining the window frames You would want to be sent a copy of the lease The length of the lease term. You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years

I bought a basement flat in Shenley Church End, conveyancing having been completed in 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Shenley Church End with an extended lease are worth £190,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2087

With just 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.