There is lots of here concerning conveyancing in Biddenham but what is your top tip for selecting the right conveyancer in Biddenham

We would encourage you not to base your choice on the cheapest Biddenham conveyancing fees. You really do get what you’re paying 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 ahead of the deal.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being difficult. The Biddenham solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have finally had an offer on a flat in Biddenham agreed to, but there is a chain. The owners have put an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have selected a high street conveyancing solicitor in Biddenham. What do I do now? At what stage do I apply for the mortgage with Lloyds?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Biddenham conveyancing search fees, etc). First, you should check that your lawyer is on the Lloyds approved list. Concerning the next phase this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. In a hot market some buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with searches.

Is it necessary to pay for insurance to cover chancel repairs when purchasing a residence in Biddenham?

Unless a previous purchase of the premises completed post 12 October 2013 you could take it that solicitors delivering conveyancing in Biddenham to remain recommending a chancel search and or insurance against a claim.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who handled the conveyancing in Biddenham 5 years ago are no longer around. Will I be able to sell the house?

Nowadays there are duplicates made of almost everything, and your lawyer should know exactly where to find all the suitable documentation so you may buy or dispose of your property without any difficulty. Where copies are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against future claims on the property.

How does conveyancing in Biddenham differ for new build properties?

Most buyers of new build or newly converted property in Biddenham contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because builders in Biddenham tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Biddenham or who has acted in the same development.

I've recently bought a leasehold property in Biddenham. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a basement flat in Biddenham, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Biddenham with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2079

With 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 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 without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.