Having been recommended your site we were about to use a conveyancing solicitor in Harrold recommended by you but have come across alternative estimates via the web look cheaper – how come?

There are numerous websites promoting supposedly cut-price conveyancing, yet more often than not additionalcosts end up with the completion fee totally different to the one you expected. According to the Legal Ombudsman costs contained in terms and conditions should be equitable raised The solicitors that we list for conveyancing in Harrold specify all charges for a standard conveyancing transaction.

Is there a reason why leasehold purchase conveyancing in Harrold is more expensive?

Harrold leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

Please explain the implications if my solicitor is removed from the Barclays Conveyancing panel ahead of completing my conveyancing in Harrold?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

We're FTB’s - agreed a price, yet the property agent informed us that the seller will only go ahead if we appoint the agent's recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Harrold

It is unlikely the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Harrold conveyancing lawyers - rather thanthose that will give the negotiator at the agency a commission or meet his conveyancing targets demanded by senior management.

I wish to let out my leasehold flat in Harrold. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Notwithstanding that your last Harrold conveyancing lawyer is no longer available you can check your lease to check if you are permitted to let out the property. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you need to obtain consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. Such consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

I inherited a ground floor flat in Harrold, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Harrold with a long lease are worth £195,000. The ground rent is £45 yearly. The lease finishes on 21st October 2087

With only 63 years remaining on your lease we estimate the premium for your lease extension to range between £16,200 and £18,600 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 are not able to provide a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.