Me and my partner are buying a flat in Ross On Wye. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put our life savings 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.

Have just purchased a probate house at auction in Ross On Wye. Conveyancing is needed. What is next?

Now that you are for all intents and purposes signed on the dotted line you should appoint a conveyancing practitioner soon as you will have a pending a fixed date to complete the transaction. All auction property will ordinarily have a corresponding legal set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

I happen to be the only beneficiary of my late mum's will and I have everything in my name now, including the my former home in Ross On Wye. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in February. Will no one buy the property for half a year?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view banks take of it, depend on the lender as this obligation is principally there to pick up on the purchase and immediately sell or the flipping of property.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Ross On Wye is where the house is located. Can you offer any assistance?

Flying freeholds in Ross On Wye are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ross On Wye you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ross On Wye may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I better off to choose a Ross On Wye conveyancing practitioner based in the location that I am hoping to buy? I have an old university friend who can conduct the legal work however her office is over three hundred miles away.

The benefit of a local Ross On Wye conveyancing firm is that you can visit the firm to sign documents, deliver your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were content that must outweigh using an unknown Ross On Wye conveyancing lawyer solely due to them being Ross On Wye based.

We expect to complete the sale of our £300,000 flat in Ross On Wye on Monday in a week. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Ross On Wye?

Ross On Wye conveyancing on leasehold apartments normally involves the purchaser’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries most will be content to do so. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, without which the invoice is not strictly payable. Reality however dictates that one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I own a studio flat in Ross On Wye, conveyancing having been completed August 2003. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Ross On Wye with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2105

You have 80 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

A licensed conveyancer acted on my conveyancing in Ross On Wye half a dozen years past and was holding my title documents but has since been shut down – What steps do I now take to get hold of these?

Deeds, as such, no longer exist as the majority of properties in Ross On Wye are archived digitally at Land Registry. Where you need to establish ownership or are selling or re-mortgaging your solicitor should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.