I am buying a house for cash in Penkridge. I have lived for the previous 15 years in Penkridge. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then all but one or two of the Penkridge conveyancing searches are at your discretion. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of encouragement . One thing to bear in mind; if you are likely to dispose of the house at a future date, it may be of relevance to your future buyer what the searches reveal. On occasion houses with functional issues can still show up unfavourable search results. A competent conveyancing solicitor in Penkridge will provide you some constructive guidance in this regard.

Will lawyers request an advanced payment when it comes to conveyancing in Penkridge?

Where you are retaining lawyers for conveyancing in Penkridge your lawyer will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the total price then this should be asked for immediately before exchange of contracts. Any further balance that is due will be payable a couple of days prior to the completion date.

I am considering applying for a Clydesdale mortgage for purchase of a new build (under development) in Penkridge with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?

There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Is it best to appoint a Penkridge conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can conduct the legal formalities however her office is over three hundred kilometers drive away.

The primary upside of using a high street Penkridge conveyancing practice is that you can visit the firm to execute documents, present your identification documents and pester them where appropriate. Having local Penkridge know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were content that must surpass using an unfamiliar Penkridge conveyancing lawyer just because they are local.

Estate agents have just been given the go-ahead to market my ground floor flat in Penkridge. Conveyancing has not commenced, however I have just received a half-yearly maintenance charge demand – Do I pay up?

It best that you clear the invoice as usual as all rents and maintenance payments will 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 subsequent invoice 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. This will smooth the conveyancing process.

I own a 1st floor flat in Penkridge, conveyancing was carried out in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Penkridge with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2098

With just 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other 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 seeking the advice of a professional.