Recently been in touch with my conveyancing solicitor in Cowes who completed the legal work two years ago requesting a conveyancing estimate based on an identical type of home move (a leasehold premises and a freehold property) of almost identical values with a home loan from Barclays . It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative conveyancer?

The estimate does seem a little overpriced. If you are prepared to expend time scrutinising charges you may be able to get the conveyancing a bit cheaper by say £125. On the other hand, if you were content with the conveyancing the firm offered you maylive to regret choosing an an unknown solicitor. Don't forget to ensure the solicitor can act for Barclays . You can make use of our search tool to find a Cowes conveyancing firm on the Barclays member panel, which can often include conveyancing solicitors in Cowes.

I am buying a property for cash in Cowes. I have lived for the last 15 years in Cowes. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Cowes conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of encouragement . One thing to consider; if you are going to dispose of the house in the future, it will likely be be of relevance to your future buyer what the searches contain. Sometimes houses with no practical issues can still reveal unexpected search results. A competent conveyancing solicitor in Cowes will provide you some constructive advice concerning this.

Is it simple use the search app to choose a conveyancing solicitor in Cowes on the approved list for my bank?

First select a mortgage company such as Birmingham Midshires, Barnsley Building Society or Barclays Direct then specify your preferred area a common one being Cowes. Conveyancing organisations in Cowes and beyond will then be listed.

I am intending to rent out my leasehold apartment in Cowes. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Cowes do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I acquired a split level flat in Cowes, conveyancing having been completed in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Cowes with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2089

With only 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

Our solicitor in Cowes has discovered a defect with the lease for the property we are buying in Cowes. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the mortgage company?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.