We were about to retain a conveyancing solicitor in Henbury found using your comparison tool but stumbled across some other costs illustrations via the web look cheaper – why is this?

One can find plenty of conveyancing outfits marketing at first sight what seems to be the cheapest conveyancing in Henbury. Our recommendation is to think twice about how important this transaction is to you that want to be penny wise pound foolish concerning the quality of the conveyancing. Many of them accentuate a cheap fee as a headline but bury additional charges in the small print..

A friend advised me that where I am buying in Henbury I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Henbury conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Henbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Henbury Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Henbury.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who dealt with the conveyancing in Henbury 4 years ago no longer exist. What are my options?

Assuming the title is registered the details of your ownership will be evidenced by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and get current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I've recently bought a leasehold property in Henbury. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, 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).

I invested in buying a basement flat in Henbury, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Henbury with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2075

With 51 years left to run we estimate the premium for your lease extension to be between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Do I have to attend the offices of the lender conveyancing panel solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Henbury so that I can pop in to their offices when needed.

Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Henbury.