I am buying a house for cash in Fishponds. I have been living for the previous Seventeen years in Fishponds. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Fishponds conveyancing searches are non-obligatory. Your conveyancer will 'advise', no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of encouragement . One thing to consider; if you are going to dispose of the house in the future, it will likely be be of importance to your future purchaser what the searches disclose. Sometimes properties with day to day issues can still reveal unfavourable search results. A competent conveyancing solicitor in Fishponds should be able to give you some sensible advice here.

I completed on my home on 11 April and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Fishponds expressed confidence that it should be formalised inside ten days. Are properties in Fishponds uniquely lengthy to register?

There is nothing unique about conveyancing in Fishponds registration formalities. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. At present roughly 80% of such applications are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Historically registration takes place after the buyer has moved in to the property thus an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Fishponds is the location of the property. Can you shed any light on this issue?

Flying freeholds in Fishponds are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fishponds you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishponds may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am hoping to sign contracts shortly on a leasehold property in Fishponds. Conveyancing solicitors have said that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Fishponds should include some of the following:

Are pets allowed in the flat? You need to be advised what is to be regarded as a Nuisance in the lease Where does the liability rest for repairing the window frames What you can do if an adjoining owner breaches a clause of their lease? You should know if the lease permits you to alter or improve aspects of the premises- you should know whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary

I bought a ground floor flat in Fishponds, conveyancing having been completed in 1997. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Fishponds with a long lease are worth £170,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2096

With just 78 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 plus 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 a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other 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 before getting professional advice.

Do I need to pop into the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Fishponds as it will be easier to attend their offices when needed.

Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Fishponds.