I decided to go with a high street solicitor for my conveyancing in Greenfield recently. After carefully reading the small print I seewe are responsible for charges even if the dealfalls through. Should I ditch them and select an internet conveyancing company who offer no move no charge conveyancing in Greenfield?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be uplifted to counteract the transactions that fail to complete. Also remember that such arrangements rarely protect you from expenditure such as Greenfield conveyancing search expenses.

Will lawyers ask for money up-front for conveyancing in Greenfield?

If you are buying a property in Greenfield your lawyer will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the sale price then this should be required immediately in advance of exchange of contracts. The closing balance that is needed should be transferred a few days ahead of the completion date.

What does a local search reveal about the property we're purchasing in Greenfield?

Greenfield conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every Greenfield conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

Just had an offer accepted on a new build flat in Greenfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Greenfield

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.

I am a negotiator for a reputable estate agent office in Greenfield where we have experienced a few leasehold sales put at risk as a result of short leases. I have received conflicting advice from local Greenfield conveyancing firms. Please can you confirm whether the vendor of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord 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 inherited a leasehold flat in Greenfield, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Greenfield with a long lease are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2093

You have 68 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.