I decided to go with a Kingsley based solicitor for our conveyancing in Kingsley recently. Reviewing the Terms and Conditions I seeI am on the hook for charges even if the movefalls through. Should I go with them or appoint a web based firm advertising no completion no cost conveyancing in Kingsley?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to neutralise the conveyances that do not proceed. Dont forget that such offerings rarely protect you from expenses for example Kingsley conveyancing search charges.

Please explain the implications if my lawyer’s firm is expelled from the Aldermore Solicitor panel ahead of completing my conveyancing in Kingsley?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I completed on my flat on 5 July and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Kingsley expressed confidence that it will be recorded inside ten days. Are transfers in Kingsley particularly slow to register?

As far as conveyancing in Kingsley is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present approximately three quarters of such applications are fully addressed within 12 days but some can be subject to protracted delays. Registration is effected once the buyer has moved in to the property so an expedited registration is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Kingsley I like with a park and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Kingsley suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Kingsley. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Kingsley ?

The majority of houses in Kingsley are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Kingsley so you should seriously consider looking for a Kingsley conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.

I own a basement flat in Kingsley, conveyancing was carried out 5 years ago. How much will my lease extension cost? Equivalent flats in Kingsley with a long lease are worth £222,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2095

With just 71 years unexpired the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.