My previous solicitor has sent a quote for £1350 for no sale no fee conveyancing in Ovingham. I am looking to sell a Edwardian detached home for £275,000. Are these estimated fees excessive? Is it in excess of what I should be paying for conveyancing in Ovingham?

The charges are a little high. If you shop around you could shave off some of the expense by perhaps £125. On the other hand, you couldcome to rue choosing an an unknown lawyer. Remember to check the firm can act for your mortgage company. Do utilise our search tool to locate a Ovingham conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Ovingham.

When it comes to lenders such as HSBC, do Ovingham lawyers have to pay an annual charge to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Planning on purchasing a maisonette in Ovingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ovingham conveyancing practitioner is on the Nationwide conveyancing panel.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ovingham solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ovingham postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Ovingham.

Will my lawyer be raising questions about flooding during the conveyancing in Ovingham.

Flooding is a growing risk for lawyers dealing with homes in Ovingham. Some people will buy a property in Ovingham, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, but there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Ovingham. The conventional set of property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover if the premises has suffered from flooding. If the property has been flooded in past and is not revealed by the owner, then a buyer may bring a legal claim for losses resulting from an misleading answer. The purchaser’s conveyancers may also order an enviro search. This will disclose if there is any known flood risk. If so, further investigations will need to be initiated.

In searching the web for the words conveyancing in Ovingham it reveals many property lawyerslocally. How do I determine which is the suitable solicitor for purchase transaction?

The ideal way of seeking the right conveyancer is through a personal recommendation, so seek the counsel of friends and relatives who have purchased a property in Ovingham or a local estate agent or mortgage broker. Charges for conveyancing in Ovingham vary, so it's sensible to secure a minimum of four costs illustrations from different law firms. Be sure to seek confirmation what costs in the quote includes.

What are the common problems that you come across in leases for Ovingham properties?

There is nothing unique about leasehold conveyancing in Ovingham. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, The Mortgage Works, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the purchaser to pull out.

I bought a split level flat in Ovingham, conveyancing was carried out 10 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 Ovingham with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2090

With only 66 years remaining on your lease the likely cost is going to be between £12,400 and £14,200 as well as 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 the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns 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 seeking the advice of a professional.