Can you vouch for a accepted Bracebridge Heath conveyancing practice that can complete within less than a month? Am I best advised to go for a local Bracebridge Heath firm or a factory type conveyancer?

We would be happy to suggest some excellent Bracebridge Heath conveyancing firms. Another option is to visit the main road in Bracebridge Heath. Approach some well established law practices and request to see a conveyancing solicitor for a costs illustration. Explain your requirements together with your reasons and ask for an assurance on your deadline. Select the lawyer that appears most efficient.

Please explain the implications if my solicitor is removed from the Conveyancing panel ahead of completing my conveyancing in Bracebridge Heath?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

It has been 2 months following my purchase conveyancing in Bracebridge Heath completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I decided to have a survey done on a property in Bracebridge Heath in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks tend not issue a mortgage on this type of house.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bracebridge Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bracebridge Heath to see if the conveyancing costs will increase in light of this.

I inherited a garden flat in Bracebridge Heath, conveyancing was carried out in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bracebridge Heath with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 50

You have 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.