Me and my wife are purchasing our first home. Our solicitor has texted usto ask if we would like to order extra conveyancing searches. As novices we have no idea as to what's recommended for conveyancing in Wrington

The quantity and type of Wrington conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the region and risks, your general approach to risk. What is important is that you properly appreciate what information each search could provide. Then you can make a decision if you personally think you need that search. Where you are unsure, ask your property lawyer to explain.

I own a renovated Edwardian property in Wrington. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wrington and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

Should I be suspicious by brokers that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Wrington conveyancing firm?

As with many service providers, often referrals from relatives can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and banks may suggest solicitors to retain. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You are at liberty to choose your own conveyancer. However, bear in mind that most banks have an approved list of solicitors you have to use for the mortgage aspect of your transaction.

My husband and I are first time buyers - had an offer accepted, yet the agent has warned us that the seller will only proceed if we appoint their recommended lawyers as they need an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Wrington

It is highly unlikely the vendors are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your preferred Wrington conveyancing lawyers - as opposed tothe ones that will provide their estate agent a introducer fee or meet his conveyancing thresholds set by HQ.

What are your top tips when it comes to finding a Wrington conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Wrington conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Wrington conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

How familiar is the practice with lease extension legislation? If they are not ALEP accredited then what is the reason?

Wrington Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

Be sure to investigate if there are any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Wrington. If you love the propertyin Wrington yet your dog can’t make the move with you then you will be presented with a hard compromise. This question is useful as a) areas may result in problems in the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the leaseholders have an issue with the managing agents you will need to have all the details On the whole the outlay for major works tend not to be wrapped into the maintenance charges, albeit that there some managing agents in Wrington ask leaseholders to pay into a reserve fund and this is used to offset against major works.