I hired a high street solicitor for our conveyancing in Alvechurch recently. Upon checking the official terms of business I seewe are responsible for costs even if the movedoes not happen. Should I ditch them and choose an on-line conveyancing company advertising no completion no cost conveyancing in Alvechurch?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be higher to cover those conveyances that abort. Please beware that these promotions rarely protect you from expenses by way of example Alvechurch conveyancing search charges.

We are purchasing a property in Alvechurch. It might be a silly question but how we can trust a lawyer? At some point we have to put money into their account. What is the protection 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.

How can we tell if a Alvechurch conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Alvechurch seeking recommendations is a sensible 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 carrying out your conveyancing.

About to purchase apartment in Alvechurch. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Alvechurch lawyer is on the RBS conveyancing panel.

Will my conveyancer be making enquiries about flooding as part of the conveyancing in Alvechurch.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Alvechurch. There are those who purchase a house in Alvechurch, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Alvechurch. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to discover if the premises has historically flooded. If the residence has been flooded in past and is not revealed by the seller, then a buyer could issue a compensation claim as a result of such an inaccurate response. The buyer’s solicitors will also carry out an enviro search. This should disclose if there is a recorded flood risk. If so, further inquiries should be made.

My husband and I are novice buyers - had an offer accepted, yet the property agent told us that the vendor will only move forward if we appoint the agent's recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Alvechurch

It is improbable the sellers are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your own,trusted Alvechurch conveyancing firm - rather thanthe ones that will earn their estate agent a commission or achieve conveyancing thresholds demanded by HQ.

Can you offer any advice when it comes to finding a Alvechurch conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Alvechurch conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Alvechurch conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

If they are not ALEP accredited then what is the reason? What are the charges for lease extension work?

I invested in buying a studio flat in Alvechurch, conveyancing having been completed January 2007. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Alvechurch with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2095

With just 70 years left to run the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

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