I selected a Winterton based lawyer for our conveyancing in Winterton recently. After carefully reading the small print I seewe are on the hook for fees even if the movedoes not proceed. Should I go with them or use a web based firm who offer no-sale-no-fee conveyancing in Winterton?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to neutralise the transactions that do not go ahead. Do bear in mind that such offerings tend not to protect you from outlay for instance Winterton conveyancing search fees.

My partner and I are refinancing our maisonette in Winterton with Santander. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Santander conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

First, rest assured that your Santander conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Santander. This is solely used to protect Santander if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Santander had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Why is leasehold purchase conveyancing in Winterton is more expensive?

Winterton leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am looking for a conveyancing solicitor in Winterton for my sale. Can I see a solicitor's complaints history with the legal regulator?

One can review presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.

Can you offer any advice when it comes to choosing a Winterton conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Winterton conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Winterton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Winterton who can give a testimonial?

Winterton Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

Is there a share of the freehold? What is the yearly maintenance fee and ground rent? On the whole the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Winterton ask tenants to pay into a sinking fund created for the specific intention of building a fund for major works.