I instructed a local lawyer for our conveyancing in South Woodham Ferrers today. Reviewing the official terms of business I noteI am on the hook for fees even if the movedoes not proceed. Should I ditch them and appoint an internet solicitor practice promising no-sale-no-fee conveyancing in South Woodham Ferrers?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to offset those transactions that do not proceed. Also remember that such offerings generally do not cover disbursements for instance South Woodham Ferrers conveyancing search charges.

We had chosen conveyancers with offices in South Woodham Ferrers on the Yorkshire BS solicitor approved list. They have just billed me a separate charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This charge is not dictated by Yorkshire BS but by your South Woodham Ferrers solicitor. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.

We are getting the release of further monies on our home loan from Nationwide as we intend to conduct renovations to our home in South Woodham Ferrers. Do we need to select a nearby South Woodham Ferrers solicitor on the Nationwide conveyancing panel to deal with the legals?

Nationwide would not normally require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.

My offer on a property in South Woodham Ferrers has been accepted, the sellers do nevertheless have a connected purchase. The owners have placed an offer on somewhere, but it’s not yet tied up, and have viewings of other properties booked. I have selected a local conveyancing solicitor in South Woodham Ferrers. What should be my next step? At what point should I apply for the mortgage with Leeds Building Society?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, South Woodham Ferrers conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the Leeds Building Society conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a rising market many purchasers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in South Woodham Ferrers.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in South Woodham Ferrers I like with a park and station in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in South Woodham Ferrers in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years will be a potential deal breaker. Reduce 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 a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

How does the Landlord & Tenant Act 1954 impact my business offices in South Woodham Ferrers and how can you help?

The 1954 Act gives security of tenure to commercial leaseholders, giving them the a statutory right to apply to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. South Woodham Ferrers is one of our numerous areas of the UK in which our lawyers have offices

I have miscalculated my finances and am a few grand short a 10% deposit on my house purchase in South Woodham Ferrers , but I still want to exchange. What can I do?

You can agree a smaller deposit. Most vendors will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute