There are plenty of conveyancing solicitors in Ventnor but how do I know who's good?

It would be unwise to be swayed by the lowest Ventnor conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Ventnor. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Ventnor?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

How can we know in advance if a Ventnor conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Ventnor obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.

I am buying my first flat in Ventnor with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not inform my conveyancer about this extras as it could put at risk my loan with Halifax. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Ventnor is the location of the property. Can you offer any guidance?

Flying freeholds in Ventnor are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ventnor you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ventnor 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 residence.

What tools are available to search for a Ventnor solicitor on the Barnsley Building Society conveyancing panel? I have wheels and am happy to travel upto 20kilometers to meet the solicitor.

You can use the tool on this page. Please select a lender and your location and you will see a number of Ventnor conveyancing lawyers locally. We have listed some Ventnor conveyancing firms towards the end of this page and you can contact them to verify if they are on the Barnsley Building Society panel

What advice can you give us when it comes to choosing a Ventnor conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Ventnor conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Ventnor conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

How familiar is the firm with lease extension legislation?

I inherited a 2 bed flat in Ventnor, conveyancing having been completed in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Ventnor with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088

With 64 years unexpired the likely cost is going to span between £14,300 and £16,400 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.