In the event thatI were to purchase a simple residential housein Quedgeley mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to to save on my conveyancing in Quedgeley?

The sole saving you would achieve is the Quedgeley conveyancing searches. The conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the sellers property lawyer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a mortgage but it will not be a lot.

Finally the sale completed on my house in Quedgeley last August yet the purchaser is telephoning every few hours complaining that his solicitor is waiting to hear from mylawyer. What are the post completion sale legalities following completion?

Following your sale your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. If applicable, your solicitor should also confirm that the mortgage has been repaid to the buyers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Quedgeley.

My home in Quedgeley is up for sale and I have a buyer. Will the lawyer need to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Quedgeley I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Quedgeley suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

Harry (my fiance) and I may need to rent out our Quedgeley 1st floor flat for a while due to a new job. We instructed a Quedgeley conveyancing practice in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Quedgeley conveyancing lawyer is not available you can review your lease to see if you are permitted to let out the property. The rule is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you need to obtain permission via your landlord or other appropriate person in advance of subletting. This means that you cannot sublet in the absence of first obtaining consent. Such consent should not be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord for their consent.

Quedgeley Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

You should be aware that where the lease has less than eighty years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are content with the length of the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth discovering how much this would cost. For most Quedgeleylease extensions you will need to own the premises for 24 months in order to be eligible to exercise a lease extension. How many years are left on the lease? How much is the maintenance charge and ground rent on the apartment?