I require conveyancing for a flat in a relatively new development (seven years old) in Parkwood Springs. 95% of the appartments have already been disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Parkwood Springs?

You are opening yourself up to an unnecessary risk in failing carrying out Parkwood Springs conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. Where time pressures and driving down costs are primary issues you should consider with your lawyer about the options such as contingency insurance available to you

How up to date is your search tool for Parkwood Springs conveyancing solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?

Parkwood Springs conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

What is your number one tip for choosing a conveyancing solicitor in Parkwood Springs

We would encourage you not to base your choice on the lowest Parkwood Springs conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My bid for a property was accepted at auction in Parkwood Springs. Conveyancing is needed. What is next?

Given that you have now for all intents and purposes signed on the dotted line you should hire the services of a conveyancing lawyer as a matter of urgency as you are faced with a fast approaching a fixed date to complete the transaction. Every auction property should have a bespoke legal set of papers. This will include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are organised to complete on the on the contractual date .

I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Parkwood Springs solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

In my capacity as executor for the will of my grandmother I am disposing of a house in Newport but reside in Parkwood Springs. My conveyancer (who is 200 miles awayneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Parkwood Springs to attest and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Parkwood Springs

I am a negotiator for a busy estate agent office in Parkwood Springs where we have witnessed a few flat sales jeopardised as a result of short leases. I have received conflicting advice from local Parkwood Springs conveyancing firms. Please can you confirm whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a leasehold flat in Parkwood Springs, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Parkwood Springs with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2089

With only 64 years unexpired we estimate the premium for your lease extension to span between £15,200 and £17,600 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.