My partner and I are purchasing our first home. The conveyancer has calledto ask if we wish to take out extra conveyancing searches. We are really unsure what's recommended for conveyancing in Bishops Cleeve

The number and type of Bishops Cleeve conveyancing searches should be triggered based primarily on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall appetite to risk. What matters is that you properly understand what information the searches could supply. You may then make a decision if you consider that you need that information. If uncertain, ask your solicitor to explain.

A relative suggested that if I am purchasing in Bishops Cleeve I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Bishops Cleeve conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Bishops Cleeve around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bishops Cleeve Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bishops Cleeve Education with maps and statistics, Local Amenities and other useful data regarding Bishops Cleeve.

I used Arc property Solicitors several years ago for my conveyancing in Bishops Cleeve. I now require my papers however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bishops Cleeve of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I need to instruct a conveyancing solicitor for residential conveyancing in Bishops Cleeve. I've discover a web site which appears to be the perfect offering If it is possible to get all the legals done via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I wish to let out my leasehold apartment in Bishops Cleeve. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Some leases for properties in Bishops Cleeve do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I bought a basement flat in Bishops Cleeve, conveyancing was carried out 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Bishops Cleeve with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2094

You have 69 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.