How can we tell if a Ingatestone conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Ingatestone getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.

After much negotiation I have agreed a price on a house in Ingatestone. My financial adviser suggested a conveyancer. I paid an on account payment of £175. Shortly after, the property lawyer contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I was told two weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Ingatestone is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some expedited conveyancing in Ingatestone as I am under pressure to complete inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not taking a mortgage you are at free not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Ingatestone the following are examples of what can arise and therefore affect market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who did the conveyancing in Ingatestone 10 years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, locate your house and order up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.

I am looking for a ground for flat up to £245,000 and identified one round the corner in Ingatestone I like with open areas and station nearby, however it only has 61 years on the lease. There is not much else in Ingatestone for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Do you have any advice for leasehold conveyancing in Ingatestone from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Ingatestone can be reduced where you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ solicitors.
In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Ingatestone state that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord approving such changes. Where you fail to have the paperwork in place you should not communicate with the landlord without checking with your lawyer first. If you are supposed to have a share in the Management Company, you should ensure that you have the original share document. Obtaining a duplicate share certificate can be a time consuming formality and slows down many a Ingatestone conveyancing transaction. If a duplicate share certificate is required, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. Many freeholders or Management Companies in Ingatestone charge for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Ingatestone. Some Ingatestone leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.

I inherited a 1 bedroom flat in Ingatestone, conveyancing formalities finalised September 2006. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Ingatestone with an extended lease are worth £175,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2082

With just 58 years unexpired we estimate the price of your lease extension to be between £23,800 and £27,400 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.