I instructed a Sheldon based solicitor for my conveyancing in Sheldon recently. Upon checking the Ts and Cs I notewe are on the hook for fees even if our purchase aborts. Would I be best advised to instruct a web based firm promising no completion no charge conveyancing in Sheldon?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to counteract those cases that do not go ahead. You should be mindful that such arrangements generally do not cover expenses such your Sheldon conveyancing search fees.

Should my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Sheldon.

Flooding is a growing risk for conveyancers dealing with homes in Sheldon. There are those who purchase a house in Sheldon, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Sheldon. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser may commence a compensation claim resulting from an inaccurate response. A purchaser’s lawyers should also carry out an enviro report. This will disclose whether there is any known flood risk. If so, additional investigations will need to be initiated.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Sheldon is where the house is located. What do you suggest?

Flying freeholds in Sheldon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sheldon you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sheldon may determine 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 premises.

My uncle has encouraged me to use his conveyancers in Sheldon. Should I use them?

No doubt the best way to select a conveyancing solicitor is to have referrals from friends or relatives who have actually used the solicitor that you are are thinking of instructing.

Expecting to complete next month on a basement flat in Sheldon. Conveyancing solicitors assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Sheldon should include some of the following:

You should be advised what is to be regarded as a Nuisance in the lease Are pets allowed in the flat? specifics of the parties to the lease, e.g. these could be the leaseholder, superior lessor, landlord Where does the liability rest for maintaining the window frames It needs to be made clear to you whether the lease allows you to alter or improve anything in the flat- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether consent is required

I bought a split level flat in Sheldon, conveyancing was carried out May 2012. Can you work out an approximate cost of a lease extension? Corresponding properties in Sheldon with a long lease are worth £197,000. The ground rent is £55 levied per year. The lease expires on 21st October 2079

You have 55 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered 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.