It may have been a long time coming a mortgage agreement from Santander for the remortgage of my 3 bedroom flat is due any day now. Could you propose a low cost conveyancing lawyer in West Smithfield?

You are on the wrong site if you are seeking the cheapest conveyancing in West Smithfield. Our aim is to provide excellent value conveyancing but we do not aim to work with the cheapest lawyers. Do not be swayed by organisations offering the bait of low cost conveyancing in West Smithfield. In your best case scenario, in going for cheap conveyancing, you will earn what you pay for and at worst it will result in you invoiced for extras and still not end up with the service expected.

We are buying a property and require a conveyancing solicitor in West Smithfield who is on the conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in West Smithfield.

How does conveyancing in West Smithfield differ for newly converted properties?

Most buyers of new build or newly converted property in West Smithfield contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in West Smithfield usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Smithfield or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. West Smithfield is the location of the property. Is there any guidance you can give?

Flying freeholds in West Smithfield are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Smithfield you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Smithfield 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 residence.

I have just started marketing my basement apartment in West Smithfield. Conveyancing has not commenced, but I have recently received a quarterly maintenance charge invoice – what should I do?

The sensible thing to do is clear the maintenance contribution as you normally would as all ground rent and maintenance payments will be allotted on completion, so you should recover the relevant percentage 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 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 own a 2 bed flat in West Smithfield, conveyancing was carried out 1995. Can you please calculate a probable premium for a statutory lease extension? Similar flats in West Smithfield with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease expires on 21st October 50

With just 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.