My partner’s sister is a solicitor. I suspect that I will be offered friends and family rates for conveyancing, but if not, what kind of figure would I typically be looking at for conveyancing in Earlswood?

You should contrast pricing. Make use of our comparison tool on this site. The quotes do contrast greatly but the service one can expect are distinct between property lawyers as is true with the vast majority of professional services.

It is 10 years ago since I acquired my property in Earlswood. Conveyancing lawyers have just been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be retained by the lender or they may still be with the lawyers who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Earlswood involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.

My wife and I are purchasing a flat in Earlswood. I might seem paranoid but how we can trust a lawyer? At some point we will need to send funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I had a mortgage agreed in principle with . Earlswood conveyancing practitioners are chosen. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have done the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Completion of my purchase has taken place for my property in Earlswood. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I used Stirling Law several years past for my conveyancing in Earlswood. I now require my file however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Earlswood of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My wife and I purchased a leasehold flat in Earlswood. Conveyancing and mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Earlswood who acted for me is not around. Any advice?

The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Earlswood conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a studio flat in Earlswood, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Earlswood with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 50

With just 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.