IfI were to buy a straightforward propertyin Pershore mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Pershore?

The only saving you would make on is the costs for searches. The lawyer is required to do the vast majority of work - money laundering, correspond with your sellers property lawyer, stamp duty return, register the property etc. A slight saving might be made by not having to register a mortgage but it won't be meaningful.

Can you point me to a directory of Bank of Ireland panel solicitors in Pershore on the Council of Mortgage Lender’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public over the internet. Where you are looking for a Pershore lawyer on the Bank of Ireland please make the most of our facility.

We had appointed conveyancers based in Pershore on the Yorkshire BS solicitor approved list. They have just invoiced me a separate charge for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. The fee is not set by Yorkshire BS but by your Pershore solicitor. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee and others do not.

I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Pershore is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Pershore differ for new build properties?

Most buyers of new build premises in Pershore approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Pershore typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pershore or who has acted in the same development.

Back In 2002, I bought a leasehold house in Pershore. Conveyancing and HSBC Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Pershore who acted for me is not around. What should I do?

First contact HMLR to be sure that this person is in fact the new freeholder. You do not need to instruct a Pershore conveyancing solicitor to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a 1 bedroom flat in Pershore, conveyancing formalities finalised February 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Pershore with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease ends on 21st October 2078

With only 54 years left to run the likely cost is going to range between £32,300 and £37,400 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

My brother purchased his flat in Pershore Six years ago. He has been wed, divorced and in recent months got married again. He will be marketing the apartment in a few weeks. I suspect that he will just be requested to supply copies of the marriage certificates to the property lawyer but he is anxious it could frustrate the home sale. Is it worth updating the Land Registry information for the property?

You are not required to bring up to date the register providing you have the evidence needed to demonstrate how the name change has come about.

Any purchaser’s conveyancing practitioner should review the land registry details and request evidence to prove the name change for example marriage certificates.