AssumingI was to purchase a straightforward homein Burnopfield for cash and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Burnopfield?

Any savings you would gain will be limited to the Burnopfield conveyancing searches. The lawyer is obliged to do the vast majority of work - money laundering, correspond with the sellers lawyer, SDLT return, register the ownership etc. You might save a bit for them not having to register a charge however it will not be significant.

My fiancee and I are spending time viewing apartments in Burnopfield and I am now considering a potential offer. Should I already have a conveyancer in place at this stage? I intend to finance via a home loan with UBS.

It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

I have paid off my mortgage with Lloyds. I assume I don't need a Burnopfield property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I am selling my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being pedantic. The Burnopfield solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

Just had an offer accepted on a new build apartment in Burnopfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Burnopfield

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

My husband and I are FTB’s - agreed a price, yet the estate agent told us that the owners will only move forward if we instruct the agent's chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Burnopfield

We suspect that the seller is not behind this demand. Should the vendor desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Burnopfield conveyancing solicitors - not the ones that will earn the negotiator at the agency a introducer fee or meet his conveyancing targets demanded by head office.

I've found a house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Burnopfield. Conveyancing lawyers have are about to be appointed. Will they explain the issues?

The majority of houses in Burnopfield are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Burnopfield in which case you should be looking for a Burnopfield conveyancing practitioner and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.

I own a 1 bedroom flat in Burnopfield, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Burnopfield with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2095

With just 70 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

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 a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you 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.