We decided to go with a high street solicitor for our conveyancing in Plymstock today. Going through the terms of engagement it is apparent thatI am liable for fees even if the dealdoes not go ahead. Should I ditch them and use an on-line conveyancing company promising no-sale-no-fee conveyancing in Plymstock?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to offset those transactions that do not proceed. Dont forget that such promotions tend not to protect you from expenditure e.g. Plymstock conveyancing search charges.

I used Stirling Law several years ago for my conveyancing in Plymstock. I now require my papers however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Plymstock of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build flat in Plymstock. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Plymstock

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Plymstock I like with open areas and transport links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Plymstock for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

My husband and I are new on the property ladder - had an offer accepted, but the property agent has warned us that the owners will only issue a contract if we instruct the agent's chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Plymstock

It is highly unlikely the owners are driving this. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your own,trusted Plymstock conveyancing firm - as opposed tothose that will provide the estate agent a kickback or achieve conveyancing thresholds set by head office.