I hired a Dunholme based firm for our conveyancing in Dunholme yesterday. After carefully reading the Terms I notewe are liable for charges even if the sale doesn't happen. Should I go with them or choose a web based firm promoting no-sale-no-fee conveyancing in Dunholme?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to neutralise the cases that do not proceed. Please beware that such offerings tend not to protect you from disbursements such your Dunholme conveyancing search fees.

We are looking to buy a flat and need a conveyancing solicitor in Dunholme who is on the TSB approved panel. Can you recommend a local 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 TSB . We don't recommend any particular firms conducting conveyancing in Dunholme.

I am refinancing my flat in Dunholme, does my lawyer have to be on the Nationwide Solicitor panel?

There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Due to the advice of my in-laws I had a survey completed on a property in Dunholme ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not give a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dunholme. Conveyancing may be slightly more expensive based on your lender's requirements.

Do you have any advice for leasehold conveyancing in Dunholme with the aim of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Dunholme can be avoided where you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ lawyers.
You may think that you are aware of the number of years left on your lease but you should double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 80 years. It is therefore important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Dunholme leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord acquiescing to such works. If you dont have the approvals in place you should not communicate with the landlord without contacting your solicitor first. If there is a history of conflict with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. The majority of landlords or Management Companies in Dunholme charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Dunholme.

I bought a basement flat in Dunholme, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Corresponding properties in Dunholme with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2101

With only 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.