We are planning to acquire a property and need a conveyancing solicitor in Dronfield who is on the Skipton conveyancing panel. Could you point me in the right direction as regards a 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 Skipton . We don't recommend any particular firms conducting conveyancing in Dronfield.

Should our solicitor be raising questions about flooding during the conveyancing in Dronfield.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Dronfield. Plenty of people will buy a property in Dronfield, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their lawyers which should figure out the risks in Dronfield. The conventional set of information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to discover whether the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the seller, then a purchaser could issue a compensation claim resulting from an inaccurate answer. A buyer’s conveyancers should also carry out an environmental report. This should disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.

I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Dronfield for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dronfield conveyancing specialists.

My husband and I are new on the property ladder - had an offer accepted, but the property agent told us that the vendor will only proceed if we instruct the agent's recommended solicitors as they want a ‘quick sale’. We would rather use a local conveyancer who is accustomed to conveyancing in Dronfield

It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Dronfield conveyancing lawyers - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing targets demanded by HQ.

Can you offer any advice when it comes to choosing a Dronfield conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Dronfield conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Dronfield conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

If the firm is not ALEP accredited then why not?

I acquired a studio flat in Dronfield, conveyancing was carried out February 2001. How much will my lease extension cost? Corresponding flats in Dronfield with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2075

With only 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.