I instructed a Tibshelf based lawyer for our conveyancing in Tibshelf last week. Upon checking the Ts and Cs I seeI am liable for costs even if the movefalls through. Would I be best advised to appoint a web based lawyer promoting no completion no cost conveyancing in Tibshelf?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to cover those cases that abort. Please beware that these arrangements generally do not protect you from outlay such as Tibshelf conveyancing search expenses.

Please explain the implications if my solicitor is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Tibshelf?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Tibshelf I like with amenity areas and station nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Tibshelf in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

Estate agents have just been given the go-ahead to market my garden flat in Tibshelf. Conveyancing is yet to be initiated, but I have recently received a yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal given that all ground rent and service charges will be apportioned as 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 management companies will not acknowledge the buyer until 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.

I invested in buying a split level flat in Tibshelf, conveyancing having been completed February 2010. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Tibshelf with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease comes to an end on 21st October 2081

With 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

I was told by my bank that their approved solicitors operate no completion no charge basis for conveyancing in Tibshelf. I had a purchase fall through yet the lawyers have requested search fees! They are claiming that the fees are nothing to do with their fees!

Tibshelf conveyancing search fees are separate expenses not solicitors costs as these are paid to independent parties.