Just contacted my conveyancing solicitor in Wolstanton who conducted the legals 18 months ago asking for a conveyancing estimate based on an identical type of house move (a leasehold residence and a freehold premises) of almost identical values with a loan from Britannia. It looks as though am now being charged twice the amount. Should I hunt for an alternative property lawyer?

The estimate does seem a tad steep. If you are willing to invest time scrutinising prices you could get the conveyancing a bit cheaper by as much as £100 plus VAT. That being said, if you were happy with the service the firm offered you mightlive to regret opting for an an untested lawyer. Remember to ensure that the solicitor can represent Britannia. Do utilise our search tool to get a quote a Wolstanton conveyancing firm on the Britannia approved list of lawyers, which can often include conveyancing solicitors in Wolstanton.

Finally the sale completed on my house in Wolstanton last June but our buyer keeps e-mailing every few hours to moan that their solicitor is waiting to hear from myconveyancer. What should have happened now that I have sold?

Following your disposal your solicitor should deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your solicitor should also evidence that the mortgage has been repaid to the buyers conveyancers. There are no post completion formalities unique to conveyancing in Wolstanton.

I am purchasing a 4 bedroom semi-detached house in Wolstanton. We would like to an extension at the rear at the house.Will the conveyancing process involve checks to see if these works were previously refused?

Your solicitor will review the registered title as conveyancing in Wolstanton can occasionally reveal restrictions in the title documents which prevent categories of alterations or need the consent of another owner. Certain works require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

My partner and I have organised the release of further funds on our mortgage from Skipton as we wish to conduct a loft conversion to our house in Wolstanton. Are we obliged to appoint a high street Wolstanton solicitor on the Skipton conveyancing panel to deal with the paperwork?

Skipton do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.

I recently had an offer accepted on a house in Wolstanton. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A few days later, the conveyancer called me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I got the keys to my home on 9 January and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Wolstanton expressed confidence that it should be concluded in a couple of weeks. Are titles in Wolstanton uniquely lengthy to register?

As far as conveyancing in Wolstanton is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. At present in the region of three quarters of such applications are completed within 12 days but some can be subject to protracted hold-ups. Registration takes place after the buyer has moved in to the property so 'speed' is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.

Can you provide any top tips for leasehold conveyancing in Wolstanton with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Wolstanton can be bypassed where you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the buyers’ solicitors.
If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Wolstanton state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such changes. Should you dont have the approvals in place you should not communicate with the landlord without checking with your solicitor first. You may think that you are aware of the number of years left on your lease but it would be wise to verify this by asking your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is below 80 years. It is therefore essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you hold a share in a the freehold, you should make sure that you have the original share document. Obtaining a duplicate share certificate can be a lengthy process and slows down many a Wolstanton home move. Where a reissued share is necessary, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later.

Wolstanton Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

Is anyone aware of any major works in the near future that will increase the maintenance costs? How long is the Lease?