We see that you have a post code search directory listing firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Bilborough?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bilborough.

Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Bilborough.

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

Conveyancers are not best placed to impart advice on flood risk, but there are a numerous searches that can be undertaken by the purchaser or by their solicitors which will figure out the risks in Bilborough. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine if the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could commence a compensation claim as a result of such an misleading reply. A buyer’s solicitors will also conduct an enviro report. This should indicate whether there is a recorded flood risk. If so, additional investigations should be conducted.

I have been pointed in your direction by a couple of local selling agents in Bilborough to locate a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your lawyers over another?

We refuse to make any commission for directing people to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

We expect to complete our sale of a £175,000 flat in Bilborough in 5 days. The freeholder has quoted £384 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Bilborough?

Bilborough conveyancing on leasehold flats normally involves the purchaser’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They may invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee required by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

I am the registered owner of a ground floor flat in Bilborough, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Bilborough with over 90 years remaining are worth £202,000. The ground rent is £60 levied per year. The lease ends on 21st October 2081

You have 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

The conveyancing solicitors carrying out our conveyancing in Bilborough has sent papers to review that state the property is unregistered with epitome documents. Why is the property not yet recorded at the Land Registry?

Almost all property in Bilborough is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Bilborough conveyancing practitioners will be familiar with such matters but where uncertainty exists the conventional proposition nowadays is for the seller’s conveyancer to register it first and then deal with the transfer to the buyer - this this chain of events will cause a protracted transaction.