Me and my partner are buying a apartment in Barton Upon Humber. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send money into their account. What protection do we have from them run away with our money?

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.

We had selected conveyancing lawyers located in Barton Upon Humber on the Santander solicitor panel. They are now charging me a separate charge for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. This fee is not set by Santander but by your Barton Upon Humber solicitor. Plenty of firms on the Santander panel will quote ’dealing with mortgage’ fee and others do not.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Barton Upon Humber solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Barton Upon Humber postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Barton Upon Humber.

Just had an offer accepted on a new build flat in Barton Upon Humber. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Barton Upon Humber

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Is it possible to change solicitor as I have to appoint one who is on the Birmingham Midshires conveyancing list. I hired a high street conveyancing solicitor in Barton Upon Humber five minutes from me but he is not approved by Birmingham Midshires

It would be our pleasure to help you find a conveyancing solicitor in Barton Upon Humber on the Birmingham Midshires panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Barton Upon Humber. Using the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Barton Upon Humber and beyond.

Do you have any top tips for leasehold conveyancing in Barton Upon Humber from the perspective of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Barton Upon Humber can be avoided where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Barton Upon Humber leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord approving such works. Should you fail to have the consents to hand you should not communicate with the landlord without checking with your solicitor before hand. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share certificate. Arranging a re-issued share certificate is often a lengthy formality and delays many a Barton Upon Humber conveyancing transaction. If a new share certificate is required, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over rather than unsettled. Many freeholders or Management Companies in Barton Upon Humber levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Barton Upon Humber.

I bought a split level flat in Barton Upon Humber, conveyancing was carried out in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Barton Upon Humber with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2085

With just 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 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 renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

My lawyer in Barton Upon Humber has requested from me identification documents asserting that this is part of his legal duty as a conveyancer on the mortgage company Solicitor panel. Am I being spun a yarn?

Anti-terror and anti-money-laundering rules require Barton Upon Humber conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements