Last August we completed a house move in Stoke Poges. We have since encountered a number of issues with the property which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out for conveyancing in Stoke Poges?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Stoke Poges. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner fills in a form referred to as a Seller’s Property Information Form. If the information proves to be incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stoke Poges.

If you had a top tip for selecting a conveyancing solicitor in Stoke Poges what would it be?

We would encourage you not to go for the lowest Stoke Poges conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I just bought a property at auction in Stoke Poges. Conveyancing is needed. What happens now?

Given that you are now exchanged you should instruct a conveyancing solicitor quickly as you are faced with a pending deadline in which to complete the property. Every auction property should have a bespoke legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.

I am selling my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Stoke Poges solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I bought my flat on 7 November and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Stoke Poges advises it should be registered in a couple of weeks. Are properties in Stoke Poges particularly slow to register?

There is nothing unique about conveyancing in Stoke Poges registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. At present roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place once the buyer is living at the premises so registration formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Stoke Poges is where the house is located. What do you suggest?

Flying freeholds in Stoke Poges are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stoke Poges 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 Stoke Poges 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 residence.

Harry (my fiance) and I may need to sub-let our Stoke Poges ground floor flat temporarily due to a career opportunity. We instructed a Stoke Poges conveyancing firm in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

A small minority of properties in Stoke Poges do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I acquired a split level flat in Stoke Poges, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Stoke Poges with an extended lease are worth £186,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2076

With just 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.