We went with a high street solicitor for my conveyancing in Ouston today. Going through the small print it is apparent thatwe are liable for charges even if the movefalls through. Should I go with them or select an on-line conveyancing company who offer no move no charge conveyancing in Ouston?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to offset the conveyances that do not go ahead. You should be mindful that such promotions tend not to cover disbursements such as Ouston conveyancing search charges.

We note that you have a search directory identifying firms on the Santander conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Ouston?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ouston.

My stepmother informed me that in buying a property in Ouston there may be a number of restrictions preventing external alterations to a property. Is this right?

There are anumerous of properties in Ouston which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Ouston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Ouston solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

Barclays have agreed my home loan in principle, my offer on a house in Ouston has been accepted, what are the next steps?

Your property agent will need to be advised as to your lawyer's details (make sure the solicitors are on the lender’s panel). Call up Barclays or your broker and complete any appropriate paperwork. Barclays will instruct a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Barclays will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ouston.

I decided to have a survey carried out on a house in Ouston in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies tend not give a loan on this type of property.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ouston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ouston to see if the conveyancing costs will increase in light of this.

Can you provide any advice for leasehold conveyancing in Ouston from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Ouston can be bypassed where you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the purchasers’ representatives.
If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share document. Arranging a duplicate share certificate can be a lengthy process and frustrates many a Ouston conveyancing transaction. Where a reissued share is required, you should approach the company officers or managing agents (where applicable) for this as soon as possible. Many freeholders or Management Companies in Ouston charge for supplying management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Ouston. You believe that you know the number of years remaining on your lease but it would be advisable double-check via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I invested in buying a basement flat in Ouston, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Ouston with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2100

With 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously 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.