This question may be naive but I am unseasoned as a first time purchaser of a garden flat in Kelsall. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Kelsall?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I recently had an offer accepted on an apartment in Kelsall. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £150. Not long after, the conveyancer called me to say that they were not on the Yorkshire BS 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 Yorkshire BS 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 am due to exchange contracts on my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Kelsall solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Kelsall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Kelsall

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am a sole trader wishing to take over a lease of a shop on the high street. Can you recommend lawyers offering competitive charges for commercial conveyancing in Kelsall for less than £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Kelsall, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the costs these will vary based on the structure and complexity of the proposed transaction. Let us have your details or telephone us so that we may supply you with comprehensive commercial conveyancing quote.

I have just started marketing my garden apartment in Kelsall. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge invoice – should I leave it to the buyer to sort out?

It best that you pay the maintenance contribution as usual given that all ground rent and service invoices will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a basement flat in Kelsall, conveyancing formalities finalised in 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Kelsall with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2087

You have 61 years remaining on your lease we estimate the premium for your lease extension to be between £19,000 and £22,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

How much will conveyancing in Kelsall cost?

Almost all Kelsall conveyancing practices will charge a set fee. In the event that extra work becomes necessary during the transaction your lawyer is duty bound to disclose to you in writing of any supplemental costs for any work as soon as it becomes obvious. Some companies will agree not to charge a fee if the deal falls through, others will charge a proportion of the agreed costs, depending on the point at which the matter does not proceed.

It is advisable to obtain a few practices to give you a quotation.