Finally, a loan offer from Santander for the remortgage of my 2 bedroom maisonette is coming any day now. Are you able to recommend a cheap conveyancing law firm in Wollaston?

You have arrived at the wrong place to search for cut-price fees for conveyancing solicitors in Wollaston. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Do not be seduced by organisations teasing you with ninety nine pound conveyancing in Wollaston. The optimum result, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not receive the service required.

I have recentlyfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Wollaston for a purchase of a freehold house 12 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wollaston conveyancing specialists.

I have been on the look out for a flat up to £235,500 and identified one near me in Wollaston I like with open areas and station in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Wollaston for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a home loan the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

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

When appointing a conveyancer for lease extension works (regardless if they are a Wollaston conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Wollaston conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the costs for lease extension conveyancing? Can they put you in touch with clients in Wollaston who can give a testimonial?

I inherited a leasehold flat in Wollaston, conveyancing formalities finalised May 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wollaston with over 90 years remaining are worth £195,000. The ground rent is £45 yearly. The lease terminates on 21st October 2088

With just 64 years unexpired the likely cost is going to range between £14,300 and £16,400 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

I am soon to complete on the purchase a house in Wollaston but as a result of wreckage from the recent storms I have negotiated compensation from the current proprietors of £2k taking the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process however my bank will not permit this. Should they have been involved?

Any conveyancing practitioner that is on a lender conveyancing panel is required to disclose to the bank of any variations to the sale amount. If you did not allow your lawyer to disclose the reduction to your bank then they would have to discontinue acting for you and the lender.