We are buying our first house. The solicitor has messagedto check if we want to order additional conveyancing searches. We are really unsure what's needed for conveyancing in Wollaston

The extent of Wollaston conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What is important is that you properly understand what information the searches could give you. Then you can make a decision if you personally think you need that information. Should you be in doubt, ask your property lawyer to guide you.

Is there a search tool that I can utilise to find out if the solicitor handling my conveyancing in Wollaston is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus spending £175.00 in additional legal bill.

Please do take advantage of the search tool on this web page. Please choose the lender and type ‘Wollaston’ or your location and you will see numerous conveyancers offices in Wollaston or nearest you.

What is the difference between a licensed conveyancer and conveyancing solicitor in Wollaston

There are many recorded licenced Conveyancers in Wollaston and Solicitor partnerships in Wollaston who can help with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

My husband and I have arranged the release of further funds on our mortgage from Yorkshire BS as we wish to conduct a loft conversion to our property in Wollaston. Do we need to select a bricks and mortar Wollaston solicitor on the Yorkshire BS conveyancing panel to deal with the legals?

Yorkshire BS would not normally appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

RBS have agreed my home loan in principle, my bid on a house in Wollaston has been accepted, now what?

Your property agent will wish to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Call up RBS or the financial adviser and finish off any outstanding forms. RBS will sellect a valuer who will get in contact with the selling agent or vendor to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. RBS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wollaston.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Wollaston is the location of the property. Is there any advice you can impart?

Flying freeholds in Wollaston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wollaston you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wollaston may determine 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 property.

Last March I purchased a leasehold house in Wollaston. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner 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. It is an essential part 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).

I invested in buying a 1 bedroom flat in Wollaston, conveyancing having been completed in 2010. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Wollaston with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2091

With just 66 years unexpired we estimate the price of your lease extension to range between £11,400 and £13,200 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.