We were about to instruct a conveyancing solicitor in Talbot Green recommended by you but have come across some other quotes via the web seem cheaper – how come?

There are numerous conveyancing organisations advertising supposedly cheap conveyancing, but additionalfees result in the final invoice mounting up beyond all recognition. Solicitors are duty bound to ensure charges outlined in terms of business should be equitable invoiced The solicitors that we list for conveyancing in Talbot Green clearly state all costs for a residential conveyancing case.

I purchased a freehold property in Talbot Green but still charged rent, why is this and what is this?

It is rare for properties in Talbot Green and has limited impact for conveyancing in Talbot Green but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

The Talbot Green conveyancing solicitors that I recently instructed on my purchase in Talbot Green have suddenly shut down. They were on acting for me because I needed a firm on the Santander conveyancing panel and my family Talbot Green lawyer was not. I paid them 275 plus VAT on account. What do I do now?

If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will 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 Santander 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 lawyers may be able to assist.

I am a negotiator for a reputable estate agency in Talbot Green where we have witnessed a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local Talbot Green conveyancing firms. Could you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is 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 buyer.

I am the registered owner of a 1 bedroom flat in Talbot Green, conveyancing having been completed 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Talbot Green with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease terminates on 21st October 2089

You have 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

I have just started marketing my garden flat in Talbot Green.Conveyancing is yet to be initiated however I have just received a quarterly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as you normally would as all ground rent and service charges should be apportionedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially