My wife and I have recently appointed a conveyancing solicitor in Letchworth Garden City. I need to find out if they are accepted on the Lloyds TSB Bank conveyancing panel. Can you assist?

The first thing you should do is call your lawyer and enquire if they can act for the lender. Otherwise please get in touch with Lloyds TSB Bank who may be able to help.

five months have elapsed following my purchase conveyancing in Letchworth Garden City took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Letchworth Garden City differ for new build properties?

Most buyers of new build premises in Letchworth Garden City come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Letchworth Garden City tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Letchworth Garden City or who has acted in the same development.

Given that I am about to part with over three hundred thousand on a property in Letchworth Garden City I would like to talk to a lawyer regarding thehouse move ahead of instructing the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your property ownership legalities in Letchworth Garden City.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Letchworth Garden City should be the amount on the final invoice that you end up paying.

Looking forward to sign contracts shortly on a basement flat in Letchworth Garden City. Conveyancing lawyers have said that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Letchworth Garden City should include some of the following:

The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Who has the liability to repair and maintain the main walls and foundations. It is essential for you to know who is duty bound to repair and maintenance of every part of the building Details of the parties to the lease, for instance these could be the tennant, head lessor, landlord What remedies are open the freeholder should you breach a clause of your lease?

I inherited a ground floor flat in Letchworth Garden City, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Letchworth Garden City with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease runs out on 21st October 2081

With only 57 years left to run the likely cost is going to range between £28,500 and £33,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. 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. You should not take any other action placing reliance on this information without first getting professional advice.