We are purchasing our first house. The property lawyer has calledto check if we would like to order supplemental conveyancing searches. As novices we have no idea as to what's necessary for conveyancing in Totterdown

The type of Totterdown conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What matters is that you properly understand what information each search could give you. Then you can make a decision if you personally think you need that search. Where you are unclear, ask your solicitor to explain.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Totterdown is the location of the property. Can you offer any opinion?

Flying freeholds in Totterdown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Totterdown you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totterdown may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Taking into account that I am about to part with 450k on 3 bedroom house in Totterdown I wish to talk to a lawyer regarding thehouse move before giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your property ownership legalities in Totterdown.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Totterdown should be the figure that you end up paying.

I have been sourcing a conveyancing lawyer in Totterdown for my home move. Is it possible to check a firm’s record with the legal regulator?

Members of the public can see presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.

Back In 2005, I bought a leasehold house in Totterdown. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Totterdown who previously acted has now retired. Any advice?

The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Totterdown conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a ground floor flat in Totterdown, conveyancing formalities finalised October 1997. 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? Comparable flats in Totterdown with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2081

You have 57 years left to run the likely cost is going to range between £26,600 and £30,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.