My wife and I are buying a house in Shefford. It might be a silly question but how we can trust a solicitor? At some point we will need to send money into their account. What protection do we have from them run away with our deposit?

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.

My wife and I have organised a further advance on our home loan from Coventry BS as we intend to conduct renovations to our house in Shefford. Do we need to select a local Shefford solicitor on the Coventry BS conveyancing panel to handle the legals?

Coventry BS would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.

I can not work out if my lender requires a lease extension. I have called into my local Shefford bank branch on numerous occasions and was told they are content with the situation and they would lend. My Shefford conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?

Provided that the lawyer is on the lender panel, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I purchased a 4 bedroom Victorian property in Shefford. Conveyancing practitioner acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same address. Is it worth asking Halifax to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shefford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who conducted the conveyancing.

About to purchase a new build flat in Shefford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Shefford

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.

Due to the encouragement of my in-laws I had a survey completed on a property in Shefford in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may refuse to give a mortgage on this type of home.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shefford. Conveyancing will be smoother if you use a solicitor in Shefford especially if they regularly deal with such properties in Shefford.

Planning to exchange soon on a garden flat in Shefford. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Shefford should include some of the following:

An explanation as to the provision as set out in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a lessee enjoys Responsibility to repair and maintain the block. It is essential that you know who is liable for the repair and maintenance of every part of the building Your solicitors should enable you to have an understanding of the building insurance obligations The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I own a 1 bedroom flat in Shefford, conveyancing was carried out in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Shefford with an extended lease are worth £190,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2087

You have 62 years unexpired we estimate the premium for your lease extension to span between £17,100 and £19,800 plus professional fees.

The figure 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 tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.