We instructed a high street solicitor for our conveyancing in Flitwick last week. After carefully reading the official terms of business I noteI am on the hook for costs even if our purchase aborts. Should I go with them or select an on-line conveyancing brokerage promising no completion no charge conveyancing in Flitwick?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to neutralise those cases that fail to complete. You should be mindful that these arrangements tend not to cover expenditure by way of example Flitwick conveyancing search fees.

I have paid off my mortgage with Principality. I assume I don't need a Flitwick solicitor on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

After weeks of negotiation I have agreed a price on a house in Flitwick. My financial adviser suggested a property lawyer. I paid an upfront payment of £150. A few days later, the property lawyer contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I was told two weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Flitwick is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Due to the guidance of my in-laws I had a survey completed on a property in Flitwick before instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not give a loan on this type of house.

It varies from the lender to lender. Santander has different requirements from Nationwide. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Flitwick. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Flitwick to see if the conveyancing costs will increase in light of this.

I am thinking of appointing a conveyancing lawyer in Flitwick for my house move. Can I check a firm’s record with the profession’s regulator?

Members of the public may read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor call for training purposes.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Flitwick. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

Most houses in Flitwick are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Flitwick so you should seriously consider shopping around for a Flitwick conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

Flitwick Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Are there any major works in the near future that will add a premium to the maintenance costs? The prefered form of lease arrangement is a share of the freehold. In this situation the tenants have being in charge if their destiny and although a managing agent is often employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Does the lease include onerous restrictions?