I decided to go with a high street firm for my conveyancing in Willingham last week. Reviewing the official terms of business I noteI am liable for charges even if our purchase doesn't happen. Should I go with them or appoint a web based conveyancing brokerage offering no-sale-no-fee conveyancing in Willingham?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be more expensive to offset the cases that fail to complete. Do bear in mind that such schemes generally do not protect you from outlay e.g. Willingham conveyancing search expenses.

Do the Building Society Association intend to launch a search tool with a view to list law firms on the Melton Mowbray Building Society conveyancing panel for instance in Willingham?

We are not aware of any plans on the part of the BSA to promote such a search facility.

My partner and I are selling our house in Willingham and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Willingham lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Willingham. Having lived in Willingham for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with 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)

The estate agent has sent us the confirmation of our purchase of a new build apartment in Willingham. 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Willingham

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.

Last May I purchased a leasehold flat in Willingham. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Willingham Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

Is there a share of the freehold? Does this lease have in excess of 82 years left?