My previous conveyancer has sent a quote for £995 for no move no fee conveyancing in Spondon. I am hoping to downsize from a newly refurbished property for £300,000. Is this too much? Is it above the norm for conveyancing in Spondon?

The costs illustration is slightly on the steep side. If you are prepared to spend time contrasting quotes you may be able to get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, you maycome to rue choosing an an unknown solicitor. If is important to be sure the conveyancer can act for your lender. You can employ our search tool to find a Spondon conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Spondon.

My uncle passed away last year and as sole heir and executor I was left the property in Spondon. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?

Given you plan to refinance then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Spondon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Spondon

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Spondon is where the house is located. What do you suggest?

Flying freeholds in Spondon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Spondon you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Spondon may decide 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 husband and I are first time buyers - had an offer accepted, yet the agent told us that the vendor will only proceed if we appoint the agent's recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Spondon

It is unlikely the vendors are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Spondon conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by head office.