We were about to retain a conveyancing solicitor in Lechlade listed on your site but have come across some other costs illustrations via the web look cheaper – why is this?

One can find hundreds of solicitors offering theoretically looks to be very low prices. Our recommendation is to think twice as to how important this transaction is to you that want to be penny wise pound foolish in relation to the quality of the conveyancing. Some embed fees deep into the terms of engagement. The law firms that we put forward for conveyancing in Lechlade neverbehave this way.

I own a freehold house in Lechlade but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Lechlade and has limited impact for conveyancing in Lechlade but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

I am helping my aunt sell her property in Lechlade. Does the conveyancing solicitor commission an energy assessment or do I organise this?

After the demise of Home Information Packs, EPC’s remained a required element of moving house. An energy assessment should be commissioned before the property is placed on the market. This is not as aspect of the sale process that law firms ordinarily organise. Where you are using a Lechlade conveyancing solicitor they might be willing to arrange energy performance certificates due to their relationships with long established local assessors

How can we tell if a Lechlade conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Lechlade obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.

We were going to get a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Lechlade solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Lechlade solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

Will my conveyancer be raising questions concerning flooding during the conveyancing in Lechlade.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Lechlade. Plenty of people will acquire a house in Lechlade, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Lechlade. The standard information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a buyer may bring a compensation claim as a result of such an incorrect response. The purchaser’s solicitors may also order an environmental search. This will indicate if there is any known flood risk. If so, more detailed inquiries should be conducted.

Back In 2008, I bought a leasehold house in Lechlade. Conveyancing and HSBC Bank mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Lechlade who previously acted has now retired. Any advice?

The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Lechlade conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a split level flat in Lechlade, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Lechlade with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2088

You have 64 years left to run we estimate the premium for your lease extension to range between £14,300 and £16,400 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.