I am need of leasehold conveyancing for an apartment in a fairly new development (seven years built) in Kingstanding. Almost all the flats have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Kingstanding?

If you are acquiring a property with the assistance of a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Kingstanding conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Kingstanding.

My bid for a property was accepted at auction in Kingstanding. Conveyancing is required. What happens now?

Now that you are legally committed yourself to purchase you should find a conveyancing practitioner quickly as you will have a fast approaching deadline in which to complete the deal. All auction property should have a corresponding auction set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should pass this on to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .

I have been told by my solicitor that missing deeds insurance is needed on my purchase. What is the level of cover for Kingstanding conveyancing?

The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

When it comes to mortgage companies such as Principality, do Kingstanding conveyancing practitioners have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, chain free conveyancing. Kingstanding is where the house is located. What do you suggest?

Flying freeholds in Kingstanding are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingstanding 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 Kingstanding 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.

How difficult is it to change conveyancer as I have to select a firm on the Aldermore conveyancing list. I hired a family conveyancing solicitor in Kingstanding round the corner but the firm is not approved by Aldermore

It would be our pleasure to help you select a conveyancing solicitor in Kingstanding on the Aldermore panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Kingstanding. In making use of search facility on this website, you can contrast charges for conveyancing solicitors in Kingstanding and throughout England and Wales.

Estate agents have just been given the go-ahead to market my ground floor flat in Kingstanding. Conveyancing has not commenced, but I have recently received a quarterly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would as all rents and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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. Having a clear account will assist your cause and will leave you no worse off financially.

I acquired a 1 bedroom flat in Kingstanding, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Kingstanding with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2106

You have 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.

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 comprehensive due diligence. Do 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 should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.