I am purchasing a property for cash in Windsor. I have lived for the last twelve years in Windsor. Conveyancing searches are expensive. As I have knowledge of the area and road very well must I have all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Windsor conveyancing searches are optional. Your solicitor will 'advise', no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. One thing to consider; if you are going to sell the house in the future, it will likely be be of interest to your prospective buyer what the searches contain. On occasion houses with apparent issues can still reveal unpredicted search results. A good conveyancing solicitor in Windsor should be able to give you some constructive advice concerning this.

Do all mortgage companies provide you with an approved list of Windsor conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?

Windsor conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

I am remortgaging my flat in Windsor, does my lawyer need to be on the Yorkshire BS Conveyancing panel?

There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are one month into a freehold purchase having been referred to conveyancers by the selling agent to perform conveyancing in Windsor. I am not happy. Can you help me find new lawyers?

A solicitor would have to be really bad to suggest diss instructing them. Has your mortgage been sent? If so you must inform them of the new contact details and ensure the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid escalating charges and delays. That should be your starting point. The find a solicitor tool can help you find a bank approved lawyer for your home move in Windsor

Can you provide any top tips for leasehold conveyancing in Windsor with the intention of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Windsor can be bypassed if you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the purchasers’ lawyers.
In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Windsor state that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord acquiescing to such alterations. Should you fail to have the approvals to hand you should not contact the landlord without checking with your solicitor before hand. A minority of Windsor leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Obtaining a replacement share certificate is often a time consuming formality and slows down many a Windsor home move. If a duplicate share is needed, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is below 80 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I acquired a basement flat in Windsor, conveyancing formalities finalised December 2011. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Windsor with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2092

With 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.