Our family solicitor has given a fee calculation of just over a thousand pound for leasehold conveyancing in Highbridge. I’m selling a Georgian detached home for £250,000. This appears expensive. Is it above the norm for conveyancing in Highbridge?

The charges are a bit high. Where you are prepared to spend time scrutinising charges you might trim some of the cost by as much as £125. On the other hand, you maycome to regret choosing an an unknown conveyancer. Don't forget to ensure that the conveyancer can also act for your lender. Do use our comparison tool to locate a Highbridge conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Highbridge.

My fiance and I wish to acquire a 2 bedroom apartment in Highbridge with a mortgage from Bank of Ireland.We like our Highbridge conveyancing lawyer but Bank of Ireland informed us he's not listed on their approved list of firms. We have to appoint a Bank of Ireland panel solicitor or keep our preferred solicitor and pay for a Bank of Ireland panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the Bank of Ireland approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Ireland

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Highbridge is the location of the property. Is there any advice you can impart?

Flying freeholds in Highbridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Highbridge you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Highbridge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am selling my home. My former lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Highbridge if that makes a difference.

Please use our search tool to help you choose a solicitor for your conveyancing in Highbridge. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

Are there frequently found deficiencies that you witness in leases for Highbridge properties?

There is nothing unique about leasehold conveyancing in Highbridge. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain parts of the property Service charge per centages that don't add up correctly leaving a shortfall

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Bank of Scotland, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I own a 1st floor flat in Highbridge, conveyancing formalities finalised in 1996. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Highbridge with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease runs out on 21st October 2082

With only 57 years left to run we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more 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 you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.