Me and my fiancee are purchasing our first house. The property lawyer has e-mailedto ask if we would like to take out supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Hedge End

The type of Hedge End conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall approach to risk. What is important is that you adequately comprehend what information each search could provide. You may then decide if you consider that you need that search. If uncertain, ask your conveyancing practitioner to explain.

We are aiming to move house in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Hedge End. Conveyancing solicitor was organised before I stumbled across this site.

On the afternoon of completion you can pick up the house keys from your property agent however this can only be done after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be released. After that you can inform the removal company that they can start moving you in. We are not in a position to suggest a particular removal company but can help you choose a residential property solicitor in Hedge End or a lawyer that specialises in conveyancing in Hedge End.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being problematic. The Hedge End solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hedge End solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hedge End surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My business partner and I are planning to lease a unit on the high street. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Hedge End for below 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Hedge End, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. Regarding the charges these will vary based on the structure and terms of the deal. Let us have your contact information or call so as to enable us to supply you with a detailed commercial conveyancing calculation.

Planning to exchange soon on a ground floor flat in Hedge End. Conveyancing lawyers assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Hedge End should include some of the following:

Details of the parties to the lease, e.g. these could be the tennant, superior lessor, freeholder Alterations to the premises if lease provides for a sinking fund for major works? Responsibility to repair and maintain the block. It is important that you know which party is responsible the repair and maintenance of every part of the building

I own a 1 bedroom flat in Hedge End, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Hedge End with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2080

You have 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

New build sellers have suggested I use a conveyancing practitioner and I've sought a quote from them. It's nearly three hundred pounds cheaper than my own Hedge End lawyer. What's the catch?

Developers normally have panels of conveyancers who are quick and who know the builder's documentation and conveyancer. Plenty of developers offer an inducement to select their approved conveyancer for this reason, any increased fees can be avoided and a builder will not suggest a conveyancing warehouse and run the risk of having the conveyancing delayed when they require an exchange in 28 days. A counter-argument for not agreeing to use the suggested property lawyer is that they may be unwilling to fight for your interests for fear of upsetting the sellers. Where you have concerns that this may be the case you should keep with your local Hedge End property lawyer.