Having sold my house in Hermitage last May but the buyer keeps telephoning every few hours to moan that his lawyer is waiting to hear from mine. What should my lawyer have done following completion?

Post completion of your house sale your solicitor is duty bound to send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your lawyer must also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There is unlikely to be post completion procedures specific conveyancing in Hermitage.

My business partner and I are wishing to take over a lease of an office on a shopping parade. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Hermitage for below £1,200?

We can recommend firms who host a wealth of experience of commercial conveyancing in Hermitage, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the costs these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or email so as to enable us to furnish you with comprehensive commercial conveyancing quote.

My husband and I are FTB’s - had an offer accepted, yet the agent informed us that the owners will only move forward if we use the agent's recommended lawyers as they need an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Hermitage

It is improbable the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Hermitage conveyancing firm - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing targets set by HQ.

What are your top tips when it comes to finding a Hermitage conveyancing firm to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Hermitage conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Hermitage conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

Can they put you in touch with clients in Hermitage who can give a testimonial?

I bought a studio flat in Hermitage, conveyancing having been completed in 2012. Can you work out an approximate cost of a lease extension? Equivalent properties in Hermitage with a long lease are worth £211,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2094

You have 68 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

We have AIP from Bank of Scotland who indicated we could borrow up to £218k. At what point do we need to instruct a lawyer for conveyancing? Hermitage is where we plan to move to.

It would be wise to appoint a lawyer now requesting that they generate a file on your behalf. This will kickstart: 1) the selling agent to send out the Sales Memo to all parties 2) the seller’s conveyancing practitioner to submit the draft paperwork. That being said, do not instruct your property lawyer to start searches until you have your valuation report from Bank of Scotland and you are willing to proceed.