We are buying a detached bungalow in Rendlesham. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to see if these works are allowed?

Your solicitor will check the registered title as conveyancing in Rendlesham can occasionally reveal restrictions in the title deeds which restrict certain changes or necessitated the permission of another owner. Certain works call for local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I am expecting a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Rendlesham solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Rendlesham solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

My fiancee and I are spending time viewing flats in Rendlesham and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I intend to finance via a home loan with Virgin Money.

It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.

Just acquired a semi-detached house in Rendlesham , What is the estimated time for the Land Registry to record the transfer to my name? My Rendlesham conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.

As far as conveyancing in Rendlesham registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and if the Land registry have to notify any other persons or bodies. As of today roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration is effected after the new owner has moved in to the premises therefore 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Rendlesham I like with a park and transport links nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Rendlesham in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage that many years will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

We're first time buyers - agreed a price, yet the selling agent has warned us that the seller will only issue a contract if we use the agent's preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Rendlesham

We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your preferred Rendlesham conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or achieve conveyancing thresholds set by HQ.

If all goes to plan we aim to complete the sale of our £275,000 maisonette in Rendlesham on Thursday in a week. The landlords agents has quoted £348 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Rendlesham?

Rendlesham conveyancing on leasehold flats usually requires the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is not legally bound to answer such questions the majority will be willing to assist. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge levied by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that one has little choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I inherited a studio flat in Rendlesham, conveyancing was carried out March 2007. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Rendlesham with an extended lease are worth £222,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2094

With 70 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.