We were about to choose a conveyancing solicitor in Cookham endorsed on your site but have come across some other estimates via the web seem cheaper – how come?

One can find lots of conveyancing organisations marketing theoretically looks to be very low prices. You should think twice about how much you respect your own move to you are willing to take 'cheap' risks over the standard of the conveyancing. Many of them accentuate a budget fee to catch your eye but plant extra costs in the fine print..

I require conveyancing for an apartment in a relatively new development (6 years old) in Cookham. 95% of the properties are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Cookham?

You would be putting yourself at risk in refusing to carrying out Cookham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. Where time pressures and cost are primary concerns you should discuss with your solicitor about the option of search insurance

We are looking to buy a flat and need a conveyancing solicitor in Cookham who is on the Clydesdale conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Cookham.

What is the difference between a licensed conveyancer and conveyancing solicitor in Cookham

There are two types of lawyers who can execute conveyancing in Cookham namely licenced conveyancers or solicitors. The two can handle conveyancing services that you need to complete the sale or acquisition of property. Both are required to conduct Cookham conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally carried out and that all requirements and procedures should be appropriately adhered to.

We are getting a further advance on our home loan from Leeds Building Society as we wish to conduct a loft conversion to our property in Cookham. Are we obliged to appoint a high street Cookham solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?

Leeds Building Society do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.

The mortgage over my property is with Nottingham for my property in Cookham. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Your original mortgage agreement with Nottingham will provide that you need their approval prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel solicitor.

I am a negotiator for a busy estate agent office in Cookham where we have witnessed a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given contradictory information from local Cookham conveyancing solicitors. Could you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I invested in buying a 1st floor flat in Cookham, conveyancing having been completed 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Cookham with an extended lease are worth £265,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2097

With just 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.