I have given 8 weeks notice to my current landlord and have to leave my rented flat in Goring by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in six weeks as don't want to have to move into short term accommodation?

Generally one should not provide notice for your tenancy until your lawyer suggests that you should. If you have not previously done so, notify to your conveyancer and urge them to they seek the assistance the other lawyers, try to get a realistic time scale from them that everyone will aim to achieve

Can you explain why leasehold purchase conveyancing in Goring is more expensive?

Goring leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

My father advised me that in purchasing a property in Goring there could be various restrictions prohibiting external alterations to a property. Is this right?

There are a number of properties in Goring which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Goring should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have decided to exercise my right to buy my property in Goring off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

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

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

How does conveyancing in Goring differ for newly converted properties?

Most buyers of new build property in Goring approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Goring typically acquire 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 used to new build conveyancing in Goring or who has acted in the same development.

Frank (my husband) and I may need to sub-let our Goring basement flat for a while due to a career opportunity. We used a Goring conveyancing firm in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

A lease governs the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Goring do not prevent subletting altogether – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I own a studio flat in Goring, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Goring with over 90 years remaining are worth £171,000. The ground rent is £50 per annum. The lease ceases on 21st October 2103

With 79 years left to run the likely cost is going to span between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.