My wife and I are intent on selling our property in Stoke Sub Hamdon and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing practice rather than a conveyancing solicitor in Stoke Sub Hamdon. Having lived in Stoke Sub Hamdon for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation need.

It sounds as though you may have a conveyancing firm already. What do they say? You need to 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)

Just bought a terraced house in Stoke Sub Hamdon , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Stoke Sub Hamdon conveyancing solicitor has been very slow, so I want to be certain that my ownership is registered.

There is nothing unique when it comes to conveyancing in Stoke Sub Hamdon registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. At present approximately three quarters of submission are completed within two weeks but some can be subject to longer delays. Registration occurs after the buyer is living at the premises so 'speed' is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Stoke Sub Hamdon is where the house is located. Can you shed any light on this issue?

Flying freeholds in Stoke Sub Hamdon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stoke Sub Hamdon you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Sub Hamdon may decide 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.

I have been pointed in your direction by a few property agents in Stoke Sub Hamdon to select a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to promote your lawyers rather than a competitor’s?

We refuse to make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Having had my offer accepted I require leasehold conveyancing in Stoke Sub Hamdon. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Stoke Sub Hamdon - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a 1 bedroom flat in Stoke Sub Hamdon, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Stoke Sub Hamdon with an extended lease are worth £176,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2105

With only 80 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns 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 seeking the advice of a professional.