Just been in touch with my conveyancing lawyer in Brampton who completed the legal work two years ago asking for a conveyancing costs illustration based on an identical type of home move (a leasehold premises and a freehold property) of similar values with a loan from TSB. I am now being quoted twice the amount. Stick with what I know or do I try and find an alternative firm of conveyancing solicitor?

The quote is slightly on the high side. If you are willing to invest time scrutinising prices you might trim some of the expense by as much as £125. On the other hand, assuming were happy with the conveyancing the firm gave you maycome to regret opting for an an untested lawyer. If is important to ensure the conveyancer can represent TSB. You can make use of our search tool to locate a Brampton conveyancing firm on the TSB member panel, which can often include conveyancing solicitors in Brampton.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Brampton is where the house is located. What do you suggest?

Flying freeholds in Brampton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brampton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brampton 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 residence.

How do I use the search app to choose a conveyancing solicitor in Brampton on the authorised to act for my bank?

1st select a mortgage company such as Lloyds TSB Bank, Chelsea Building Society or Platform Home Loans Ltd then choose your location for example Brampton. Conveyancing organisations in Brampton and nationally will then be shown.

My husband and I are new on the property ladder - had an offer accepted, yet the agent advised that the seller will only go ahead if we instruct the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Brampton

We suspect that the seller is not behind this demand. If they want ‘a quick sale', alienating a genuine purchaser is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to use your preferred Brampton conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or hit his conveyancing figures set by senior management.

Do you have any top tips for leasehold conveyancing in Brampton with the aim of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Brampton can be reduced if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
If you are supposed to have a share in the Management Company, you should make sure that you hold the original share document. Obtaining a duplicate share certificate can be a lengthy formality and frustrates many a Brampton home move. If a duplicate share is necessary, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be concerned about purchasing a property where a dispute is unresolved. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unresolved. A minority of Brampton leases require Landlord’s consent to the sale and approval of the buyers. 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. Any bank reference will need to confirm that the buyers are 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 service charge figures so that they can pass this information on to the buyers or their solicitors.

I acquired a garden flat in Brampton, conveyancing having been completed March 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Brampton with over 90 years remaining are worth £179,000. The ground rent is £65 yearly. The lease terminates on 21st October 2081

With just 57 years left to run we estimate the premium for your lease extension to be between £26,600 and £30,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.