My previous lawyer has sent a quote for £1200 for no sale no fee conveyancing in Baschurch. I am looking to sell a modern house for £250,000. Is this expensive? Is it above what I should be paying for conveyancing in Baschurch?

The estimate does seem a tad overpriced. If you are prepared to spend time comparing costs you may be able to shave off some of the expense by say £100 plus VAT. On the other hand, you couldcome to rue opting for an an untested conveyancer. Remember to enquire that the conveyancer can also act for your bank. Do use our comparison tool to locate a Baschurch conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Baschurch.

I am in the process of refinancing my home in Baschurch, does my lawyer need to be on the Lloyds Solicitor panel?

In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

What can a local search reveal regarding the property my wife and I buying in Baschurch?

Baschurch conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays a central part in most Baschurch conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Baschurch is the location of the property. Can you offer any guidance?

Flying freeholds in Baschurch are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Baschurch you must be sure that your lawyer goes 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 Baschurch may decide 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 property.

Can you provide any advice for leasehold conveyancing in Baschurch from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Baschurch can be reduced where you instruct lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ conveyancers.
In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Baschurch leases often stipulate that internal structural changes or installing wooden flooring calls for a licence from the Landlord acquiescing to such works. If you fail to have the consents in place do not contact the landlord without contacting your lawyer in advance. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as historic rather than unsettled. Some Baschurch leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.

I acquired a 2 bed flat in Baschurch, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Baschurch with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2099

With 73 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.