In the event thatI were to buy a simple residential homein Claydon for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Claydon?

The only saving you would achieve is the Claydon conveyancing searches. Your conveyancer is obliged to do the vast majority of work - money laundering, liaising with the sellers lawyer, stamp duty submission, register the property etc. You might save a bit for them not needing to register a charge but it won't be a lot.

There are a variety of conveyancing solicitors in Claydon but how do I know who's good?

It would be unwise to be tempted by the lowest Claydon conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Claydon solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being pedantic. The Claydon solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Claydon.

Flooding is a growing risk for solicitors dealing with homes in Claydon. Plenty of people will buy a property in Claydon, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, however there are a various searches that may be initiated by the buyer or by their conveyancers which will give them a better understanding of the risks in Claydon. The standard completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out if the property has historically flooded. If the premises has been flooded in past which is not revealed by the vendor, then a purchaser may bring a legal claim for losses stemming from an incorrect answer. A buyer’s lawyers may also conduct an environmental report. This will higlight if there is a recorded flood risk. If so, more detailed inquiries should be made.

How does conveyancing in Claydon differ for new build properties?

Most buyers of new build residence in Claydon come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Claydon tend to acquire the site, 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 Claydon or who has acted in the same development.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Claydon. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Claydon are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Claydon in which case you should be shopping around for a Claydon conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should report to you on the legal implications.

I own a studio flat in Claydon, conveyancing having been completed in 2003. How much will my lease extension cost? Comparable properties in Claydon with a long lease are worth £176,000. The ground rent is £50 per annum. The lease expires on 21st October 2105

With only 80 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.