We hired a Droitwich Spa based firm for my conveyancing in Droitwich Spa recently. After carefully reading the terms of engagement it is apparent thatwe are on the hook for fees even where the conveyance does not complete. Should I ditch them and appoint a web based conveyancing company offering no move no charge conveyancing in Droitwich Spa?

It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will tend to be be higher to neutralise the cases that fail to complete. You should be mindful that these schemes tend not to protect you from expenses e.g. Droitwich Spa conveyancing search costs.

Would the conveyancing practitioners identified via your ’find a lawyer’ tool handle right to buy conveyancing in Droitwich Spa?

We do have plenty of conveyancing lawyers carrying out right to buy conveyancing matters You should call us in order to secure a costs illustration.

Can you help - my lawyer advises that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Droitwich Spa?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Barclays and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

When it comes to mortgage companies such as Coventry BS, do Droitwich Spa solicitors face a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being problematic. The Droitwich Spa solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

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

My brother has recommend that I appoint his lawyers for conveyancing in Droitwich Spa. Should I choose my own property lawyer?

There are no two ways about it the ideal way to choose a conveyancing lawyer is to get guidance from friends or relatives who have actually used the conveyancer that you are contemplating using.

I am employed by a reputable estate agency in Droitwich Spa where we see a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Droitwich Spa conveyancing solicitors. Can you confirm whether the owner of a flat can instigate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a 2 bed flat in Droitwich Spa, conveyancing having been completed March 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Droitwich Spa with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2098

With just 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.