I hired a high street solicitor for my conveyancing in Claverley today. After carefully reading the Terms and Conditions I seeI am responsible for costs even if the dealfalls through. Should I go with them or instruct a web based conveyancing company offering no completion no cost conveyancing in Claverley?

It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to offset the transactions that do not go ahead. Please beware that such schemes rarely cover expenses such your Claverley conveyancing search charges.

We are close to exchanging contracts on the sale of our house in Claverley and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Claverley. Having lived in Claverley for six years we know of no issue. Do we get in touch with our local Authority to get clarification need.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I have been on the look out for a ground for flat up to £245,000 and found one near me in Claverley I like with open areas and transport links nearby, however it's only got 52 years on the lease. I can't really find anything else in Claverley for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

Last July I purchased a leasehold flat in Claverley. Do I have any liability for service charges for periods before completion of my purchase?

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 be sure 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).

Claverley Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

Does this lease have more than 82 years remaining? Does the lease include onerous restrictions? The best form of lease structure is a share of the freehold. In this situation the lessees have being in charge if their destiny and although a managing agent is often retained where it is larger than a house conversion, the managing agent is directed by the tenants.

I am thinking of using a web based lawyer ahead of a Claverley conveyancing practice. Should I ‘stay local’?

Advantages do exist in having the opportunity to attend a local Claverley conveyancing solicitor for instance

• signing papers same day
• having face-to-face explanations of issues that you need help with
• the ability to raise concerns if things go pear-shaped

When comparing quotes, look carefully for hidden extras. The majority decent Claverley high street solicitors give an all-inclusive figure. Many online agents appear to offer cheap prices, yet have burried 'extras' in the in the terms and conditions.