I am purchasing a house without a mortgage in Irby. I have resided for the previous 15 years in Irby. Conveyancing searches are expensive. Given that I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Irby conveyancing searches are non-obligatory. Your solicitor will 'advise', no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. Do consider; if you are intend to dispose of the house one day, it could be of importance to your prospective buyer what the searches determine. There are plenty of instances where properties with functional issues can still show up negative search results. A good conveyancing solicitor in Irby will provide you some practical guidance here.

I used Action Conveyancing several years past for my conveyancing in Irby. I now require my file however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Irby of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I need to appoint a conveyancing solicitor for some conveyancing in Irby. I happened to chance upon a site which looks to be the ideal offering If there is a chance to get all the legals done via web that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I only have Seventy years left on my lease in Irby. I need to get lease extension but my landlord is missing. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the landlord. On the whole an enquiry agent should be helpful to conduct investigations and to produce an expert document to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Irby.

I purchased a basement flat in Irby, conveyancing having been completed in 1997. How much will my lease extension cost? Similar properties in Irby with an extended lease are worth £180,000. The ground rent is £65 per annum. The lease runs out on 21st October 2082

You have 58 years left to run the likely cost is going to range between £22,800 and £26,400 plus 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 advice on the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

Two months into a sale of a flat in Irby. Conveyancing is fine but we have been asked to pay an extortionate amount by the landlord. To date we have paid £250 for a leasehold management pack and then another £118 for additional questions supplied by the buyers conveyancer.

Your conveyancing practitioner will unlikely have any sway over the extent of the fee for this information however the typical fee for the information for Irby leasehold premises is £380. For Irby conveyancing deals it is customary for the owner to pay for these costs. The landlord or their agents are under no legal obligation to address these questions although many will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no law that mandates fixed fees for administrative tasks. Neither is there any set time frame by which they are duty bound to issue the information.