In the event thatI was to acquire a straightforward homein Lacock for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Lacock?

Any savings you would make will be limited to the Lacock conveyancing searches. A solicitor is obliged to do the vast majority of work - money laundering, correspond with your sellers lawyer, stamp duty submission, register the title etc. You might save a bit for them not having to register a charge but it won't be significant.

Is there a search tool that I can utilise to investigate if the solicitor handling my conveyancing in Lacock is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus spending £175.00 in supplemental legal invoice.

You should make use of the find a conveyancing panel solicitor tool on this page. Pick the mortgage company and type ‘Lacock’ or your preferred area and you will be presented with numerous solicitors based in Lacock or by proximity to you.

I am selling our property in Lacock and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Lacock lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Lacock. We have lived in Lacock for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Lacock is where the house is located. Can you offer any opinion?

Flying freeholds in Lacock are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lacock you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lacock may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Having checked my lease I have discovered that there are only 62 years remaining on my flat in Lacock. I now want to get lease extension but my freeholder is absent. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. In some cases an enquiry agent may be helpful to carry out a search and prepare a report which can be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Lacock.

Lacock Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Most Lacock leasehold apartments will have a service bill for the upkeep of the block invoiced by the landlord. If you purchase the apartment you will have to pay this charge, usually periodically throughout the year. This could differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a ground rent to be met yearly, ordinarily this is not a large figure, say around £50-£100 but you need to check it because sometimes it could be surprisingly expensive. If a Lacock lease has no more than 80 years it will impact the marketability of the property. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth finding out what this would cost. For most Lacocklease extensions you would need to own the premises for two years before you are legally able to extend the lease. Who manages the building?