I require conveyancing for a flat in a relatively new development (6 years old) in Polesworth. The vast majority the appartments have already been occupied. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Polesworth?

You would be opening yourself up to an unnecessary risk in not carrying out Polesworth 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 seriously advise in no uncertain terms that your lawyer conducts them. Where accelerating the process and expenses are primary concerns you should discuss with your solicitor about the options such as lack of search insurance available to you

My wife and I are purchasing a house in Polesworth. It might be a silly question but how we can trust a lawyer? At some point we have to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

The formalities of my remortgage has taken place for my property in Polesworth. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

After shopping around on the internet I have found a Polesworth property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. You may wish to consider appointing your own Polesworth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I used Stirling Law a few years past for my conveyancing in Polesworth. I now require my file but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Polesworth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We are 3 weeks into a leasehold purchase having been referred to solicitors by the local agent to do our conveyancing in Polesworth. I am not happy. Could you you assist me in finding new lawyers?

A conveyancer would have to be really poor in order to consider changing them. Has your mortgage been sent? If so you need to make them aware of the new lawyer and have the mortgage documents are re-sent. The solicitor ideally needs to be on the banks approved list to avoid supplemental fees and delays. That should be your starting point. Our search tool will assist you in finding a bank approved solicitor for your conveyancing in Polesworth

Can you offer any advice when it comes to finding a Polesworth conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Polesworth conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Polesworth conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

How experienced is the firm with lease extension legislation? How many lease extensions have they completed in Polesworth in the last 12 months?

I acquired a leasehold flat in Polesworth, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Polesworth with over 90 years remaining are worth £190,000. The ground rent is £45 yearly. The lease terminates on 21st October 2087

With 62 years left to run the likely cost is going to range between £17,100 and £19,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do 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 clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.