Recently been in touch with my conveyancing solicitor in Loddon who completed the legal work 18 months ago asking for a conveyancing quote based on the same type of house sale & purchase (a leasehold property and a freehold property) of almost identical values with a mortgage from Santander. It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative property lawyer?

The estimate fees seem a bit high. If you shop around you could trim some of the cost by say a hundred pounds. On the other hand, assuming were satisfied with the assistance the firm gave you couldcome to regret opting for an an untested solicitor. Don't forget to check that the solicitor can represent Santander. Do utilise our search tool to locate a Loddon conveyancing firm on the Santander conveyancing panel, which can often include conveyancing solicitors in Loddon.

My wife and I are purchasing a house in Loddon. It might be a silly question but how we can trust a solicitor? On completion day we have to put funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am being told by my conveyancer that missing deeds insurance is needed on my purchase. What is the level of cover for Loddon conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

Santander have agreed my mortgage in principle, my offer on a flat in Loddon has been agreed to, what happens next?

The property agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Telephone Santander or your financial adviser and complete any appropriate forms. Santander will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Loddon.

I have been on the look out for a flat up to £195,000 and identified one near me in Loddon I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Loddon for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

My husband and I are FTB’s - agreed a price, yet the selling agent advised that the seller will only proceed if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Loddon

We suspect that the owner is not behind this request. Should the vendor require ‘a quick sale', turning down a serious buyer is not the way to achieve this. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your own,trusted Loddon conveyancing lawyers - rather thanthose that will give the estate agent a introducer fee or meet his conveyancing figures pre-set by HQ.

I am hoping to sign contracts shortly on a leasehold property in Loddon. Conveyancing solicitors inform me that they are sending me a report tomorrow. What should I be looking out for?

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

The physical ownership of the demise. This will be the apartment itself but could also incorporate a loft or cellar if appropriate. Are pets allowed in the flat? Ground rent - what is due and what the invoice dates are, and be on notice if this will change in the future The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether your lease provides for a sinking fund for major repairs?

I inherited a 1 bedroom flat in Loddon, conveyancing formalities finalised in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Loddon with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2082

With just 58 years remaining on your lease we estimate the premium for your lease extension to range between £22,800 and £26,400 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.