I decided to go with a high street firm for our conveyancing in Wraysbury today. Upon checking the terms of engagement I seeI am responsible for costs even where the conveyance does not complete. Should I ditch them and instruct an internet firm advertising no-sale-no-fee conveyancing in Wraysbury?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to cover those conveyances that abort. You should be mindful that such promotions generally do not protect you from expenses for example Wraysbury conveyancing search costs.

Will our lawyer be raising questions regarding flooding as part of the conveyancing in Wraysbury.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Wraysbury. There are those who acquire a house in Wraysbury, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their solicitors which can give them a better understanding of the risks in Wraysbury. The conventional set of information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover whether the property has ever been flooded. If the property has been flooded in past which is not notified by the vendor, then a buyer may issue a legal claim for losses as a result of such an incorrect reply. The purchaser’s solicitors should also carry out an enviro report. This should disclose if there is any known flood risk. If so, further inquiries should be made.

Just bought a terraced house in Wraysbury , What is the estimated time for the Land Registry to record my ownership? My Wraysbury conveyancing solicitor has been very slow, so I want to be sure the post completion formalities are dealt with.

As far as conveyancing in Wraysbury registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. Currently roughly 80% of submission are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration occurs once the new owner is living at the premises so an expedited registration is not always an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.

My husband and I are novice buyers - agreed a price, yet the property agent told us that the vendor will only proceed if we appoint their preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Wraysbury

It is unlikely the owners are behind this. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your preferred Wraysbury conveyancing solicitors - rather thanthose that will provide the estate agent a commission or achieve conveyancing figures set by HQ.

I have recently realised that I have 68 years unexpired on my lease in Wraysbury. I now want to get lease extension but my freeholder is absent. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to find the lessor. In some cases an enquiry agent would be useful to carry out a search and prepare an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the application to the County Court covering Wraysbury.

Wraysbury Leasehold Conveyancing - Sample of Queries before buying

Best to be warned whether changing the roof or some other significant cost is anticipated to be shared amongst the leaseholders and will dramatically increase the the maintenance charges or result in a specific payment. The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is often employed where the building is larger than a house conversion, the managing agent employed by the leaseholders. Who takes charge for maintaining and repairing the building?