Some advice if I may. My Ludgershall solicitor is informing me me that he is legally obliged toapply for Ludgershall conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Ludgershall conveyancing searches.

Can your site be used to locate a Conveyancing solicitor in Ludgershall even if I’m not purchasing or disposing of a house, for example where I want to buy a shop in Ludgershall with a mortgage from Barclays Direct?

Our search tool is predominantly there to locate domestic conveyancing solicitors in Ludgershall but we have recorded at the bottom of this page a selection of Ludgershall commercial conveyancing firms. You should make contact with the solicitors directly to check if they can also act for Barclays Direct

We're in Ludgershall, First timers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Have just purchased a repossessed house at auction in Ludgershall. Conveyancing is necessary. What is next?

Now that you are legally bound yourself to purchase you should appoint a conveyancing practitioner quickly as you are facing a tight deadline in which to complete the property. An auction property should have a bespoke legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .

When it comes to mortgage companies such as Bank of Ireland, do Ludgershall property lawyers incur a fee to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Ludgershall building society branch on various occasions and was told they are content with the situation and they will lend. My Ludgershall conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The lawyer must follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have just appointed agents to market my basement apartment in Ludgershall. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you clear the service charge as usual because all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a garden flat in Ludgershall, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Ludgershall with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2105

You have 80 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.