I am selling my apartment in Wrington. Will the property lawyer have to be required to be on the Skipton conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

My wife and I are at the point of looking at houses in Wrington and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Coventry BS.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

Principality have agreed my mortgage in principle, my bid on a property in Wrington has been agreed to, now what?

Your estate agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Telephone Principality or the broker and complete any appropriate documentation. Principality will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Principality will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wrington.

After what feels like an age I have had an offer on a flat in Wrington accepted, the sellers do however have a dependent purchase. The vendors have placed an offer on a flat, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Wrington. What should be my next step? At what stage do I apply for the mortgage with Lloyds?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Wrington conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Lloyds approved list. Concerning the subsequent steps this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. In a hot market some purchasers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in Wrington.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Wrington is the location of the property. What do you suggest?

Flying freeholds in Wrington are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wrington 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 Wrington may ascertain 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.

We are 14 days into a freehold purchase having been recommend to solicitors by the estate agent to do our conveyancing in Wrington. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?

They would need to be very poor in order to consider changing them. Has your mortgage offer been generated? If so you will need to make them aware of the new contact details and ensure the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company panel to avoid escalating charges and complications. That should be your first question of the new lawyers. The find a solicitor tool can assist you in finding a bank approved solicitor for your conveyancing in Wrington

What are your top tips when it comes to finding a Wrington conveyancing practice to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Wrington conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Wrington conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

How familiar is the practice with lease extension legislation?

I purchased a split level flat in Wrington, conveyancing having been completed 6 years ago. How much will my lease extension cost? Equivalent properties in Wrington with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2076

With only 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 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 are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.