We're in Furzedown, FTBs buying with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am being told by my solicitor that breach of easement insurance is necessary on my purchase. What is the level of cover for Furzedown conveyancing?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Barclays and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

I currently have a mortgage with Nottingham for my property in Furzedown. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?

You must advise Nottingham before letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.

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

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

Is there anything unique about your site and other web based conveyancing solicitors for conveyancing in Furzedown?

At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Furzedown. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' the firm who pay the most commission, as opposed to the best value conveyancing in Furzedown

I am using a search engine for the words conveyancing in Furzedown it reveals many solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?

The best method of seeking the right conveyancer is via trusted testimonial, so enquire of friends and family who have acquired a property in Furzedown or the local estate agent or financial adviser. Costs for conveyancing in Furzedown vary, so it's sensible to request at least three quotes from varying types of law firms. Be sure to obtain confirmation what costs in the quote includes.

My wife and I purchased a leasehold flat in Furzedown. Conveyancing and Lloyds TSB Bank mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Furzedown who acted for me is not around. What should I do?

First make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Furzedown conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a leasehold flat in Furzedown, conveyancing was carried out 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Furzedown with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2076

With just 50 years left to run the likely cost is going to span between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.