I chose a high street solicitor for our conveyancing in Shard End last week. Reviewing the Terms and Conditions I seeI am responsible for charges even if the dealdoes not go ahead. Should I go with them or instruct a web based firm advertising no-sale-no-fee conveyancing in Shard End?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to counteract the cases that do not proceed. Also remember that such deals generally do not cover expenditure for example Shard End conveyancing search fees.

Why is leasehold purchase conveyancing in Shard End is more expensive?

The conveyancing charges on a leasehold premises in Shard End is often greater when contrasted to a freehold property. This is because there is an amount of additional work necessary in dealing with the freeholder and management company to collate the evidence concerning whether the rent and service fee have been cleared and whether there are any significant expenditure in the near future on repairs or maintenance of the building.

I am looking to buy a house and need a conveyancing solicitor in Shard End who is on the The Royal Bank of Scotland solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Shard End. We dont recommend any particular firm.

My partner has urged me to appoint his lawyers for conveyancing in Shard End. Do I follow his guidance?

No doubt the best way to find a conveyancing lawyer is to have feedback from friends or relatives who have actually experience in using the firm you're are thinking of instructing.

I work for a long established estate agency in Shard End where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Shard End conveyancing firms. Please can you clarify whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I purchased a garden flat in Shard End, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Shard End with an extended lease are worth £216,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2094

With 69 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.