Having been told to check out your company we were about to appoint conveyancing solicitor in Baldock endorsed on your site but have come across alternative quotes on the internet appear cheaper – why is this?

There are plenty of conveyancing organisations promoting supposedly cheap conveyancing, but extrafees result in the final invoice being inflated. Conveyancers are obliged to make sure that fees contained in terms of engagement should be fair and reasonable and be applied The conveyancers that we list for conveyancing in Baldock genuinely set out all charges for the property you plan tobuy.

I have given 8 weeks notice to my current landlord and have to leave my rented property in Baldock by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to move into short term accommodation?

Generally one should not give notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, update to your solicitor and urge them to they cajole the owners lawyers, try to get a realistic time scale from them that everyone will work towards

There are a variety of conveyancing solicitors in Baldock but how do I know who I should use?

It would be unwise to be seduced by the lowest Baldock conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being a right pain. The Baldock solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Barclays have agreed my mortgage in principle, my offer on a property in Baldock has been agreed to, what happens next?

Your estate agent will wish to be informed of your solicitor's details (ensure that the lawyers are on the lender’s approved list). Call up Barclays or the broker and finalise any relevant documentation. Barclays will sellect a valuer who will get in contact with the selling agent or vendor to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Barclays will send 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 Baldock.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Baldock is the location of the property. Is there any advice you can impart?

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

What advice can you give us when it comes to choosing a Baldock conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Baldock conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Baldock conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

How many lease extensions has the firm conducted in Baldock in the last year? How familiar is the firm with lease extension legislation?

I inherited a garden flat in Baldock, conveyancing was carried out in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Baldock with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2100

With only 75 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 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 a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.