I am in need of a property lawyer. Should I go for for a web based conveyancer as opposed to a local Fenton conveyancing solicitor?

Existing third party connections is an important consideration when appointing conveyancing solicitors. Fenton conveyancers enjoy long term relationships with lenders and agents, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Hosting a well rounded knowledge of the local area is also a plus .

Would the conveyancing lawyers that you recommend conduct conveyancing in Fenton by way of an attended exchange?

There are a few conveyancing specialists who can conduct 24hr exchanges. Please call us to get a costs illustration and details as to dates.

My wife and I are purchasing a house in Fenton. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My partner and I have arranged the release of further funds on our home loan from Skipton as we want to carry out renovations to our house in Fenton. Do we need to choose a local Fenton solicitor on the Skipton conveyancing panel to deal with the legals?

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

I currently have a mortgage with Nottingham for my property in Fenton. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Nottingham must be informed of your intention in advance of letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.

My friend suggested that where I am buying in Fenton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Fenton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Fenton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Fenton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Fenton Education with maps and statistics, Local Amenities and other useful information concerning Fenton.

Last November I purchased a leasehold flat in Fenton. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a 2 bed flat in Fenton, conveyancing having been completed September 1996. Can you work out an approximate cost of a lease extension? Corresponding properties in Fenton with over 90 years remaining are worth £201,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2089

With just 65 years remaining on your lease we estimate the premium for your lease extension to span between £13,300 and £15,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.