Please help - my lawyer advises that breach of easement insurance is necessary on my purchase. What is the level of cover for Church End conveyancing?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

How can we tell if a Church End conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Church End getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.

I recently had an offer accepted on an apartment in Church End. My mortgage broker suggested a solicitor. I paid an upfront payment of £175. A few days later, the lawyer contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Church End differ for newly converted properties?

Most buyers of new build or newly converted property in Church End contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because house builders in Church End typically purchase the land, 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 conveyancers 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 Church End or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Church End I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Church End for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

In my capacity as executor for the estate of my uncle I am disposing of a property in Cardiff but I am based in Church End. My lawyer (based 260 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Church End to witness this legal document for me?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Church End based

I own a leasehold flat in Church End. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Church End who previously acted has long since retired. Any advice?

The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Church End conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Church End conveyancing firm to represent me?

You certainly can. We are happy to put you in touch with a Church End conveyancing firm who can help.

An example of a Lease Extension case for a Church End premises is Ground Floor 110 Station Road in June 2013. The Tribunal found that the premium payable for a lease extension should be £31,665. This case was in relation to 1 flat. The unexpired term was 56.65 years.