The Hilperton conveyancing firm handling our Hilperton conveyancing has uncovered a difference between the assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he is obliged to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

The Hilperton conveyancing lawyers that just started acting on my purchase in Hilperton have suddenly shut down. They were on acting for me because I needed a lawyer on the Yorkshire BS conveyancing panel and my preferred Hilperton lawyer was not. I paid them £170 on account. What should be my next steps?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

My colleague suggested that where I am buying in Hilperton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Hilperton conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Hilperton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Hilperton.

Completion is due on the disposal of our £250,000 flat in Hilperton next Wednesday. The landlords agents has quoted £396 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Hilperton?

Hilperton conveyancing on leasehold maisonettes nine out of ten times involves administration charges raised by managing agents :

Answering conveyancing due diligence enquiries Where consent is required before sale in Hilperton Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Hilperton leasehold premises is £350. For Hilperton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I bought a 2 bed flat in Hilperton, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Hilperton with over 90 years remaining are worth £211,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2093

With only 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to 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.

Are all Hilperton law firms on every bank conveyancing panel?

The Lexsure search tool on this page may be of use or you can drop into your high street bank branch in Hilperton. Chances are that they will be in a position to suggest some reputable conveyancing solicitors in Hilperton