I am aiming to move house in September. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Freshford. Conveyancing lawyer was chosen prior to coming across your page.

On the afternoon of completion you can pick up the keys from your estate agent but this can only occur after the vendors solicitors inform the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. We do not suggest a specific removal organisation but can help you choose a residential property solicitor in Freshford or a solicitor that specialises in conveyancing in Freshford.

We previously instructed conveyancing lawyers located in Freshford on the Coventry BS solicitor panel. They are now charging me a further sum for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The charge is not dictated by Coventry BS but by your Freshford lawyer. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Freshford bank branch on numerous occasions and was told they are content with the situation and they would lend. My Freshford conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?

Your conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I used Wolstenholmes several years past for my conveyancing in Freshford. I now require my papers but cannot find the solicitor. What do I do?

Do contact 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 Freshford 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.

How does conveyancing in Freshford differ for new build properties?

Most buyers of new build residence in Freshford approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Freshford usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Freshford or who has acted in the same development.

I am looking to sell my property. My past lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Freshford if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Freshford. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

Do you have any advice for leasehold conveyancing in Freshford with the purpose of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Freshford can be avoided if you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
Some Freshford leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to 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 prior to 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 rather than ongoing. You believe that you know the number of years left on your lease but it would be advisable verify this via your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Arranging a replacement share certificate can be a time consuming formality and frustrates many a Freshford home move. Where a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible.

I bought a split level flat in Freshford, conveyancing was carried out in 2005. How much will my lease extension cost? Corresponding properties in Freshford with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2079

You have 54 years unexpired we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as 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 without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.