We were about to instruct a conveyancing solicitor in Lapworth recommended on your site but stumbled across some other estimates on the internet look cheaper – how come?

There are many firms of solicitors advertising theoretically looks to be cut price. Our advice is to think twice as to how much you respect your own move to you are willing to be penny wise pound foolish in relation to the standard of the legal work. Many of them accentuate a budget quote as a headline but conceal supplemental costs in the fine print..

We're in Lapworth, First time buyers purchasing with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

How does conveyancing in Lapworth differ for new build properties?

Most buyers of new build residence in Lapworth contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Lapworth typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lapworth or who has acted in the same development.

In my capacity as executor for the estate of my grandmother I am disposing of a house in Monmouth but I am based in Lapworth. My lawyer (based 250 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Lapworth to attest this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Lapworth based

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Lapworth. Conveyancing advisers have are about to be instructed. Will they explain the issues?

Most houses in Lapworth are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Lapworth so you should seriously consider shopping around for a Lapworth conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should appraise you on the various issues.

I inherited a studio flat in Lapworth, conveyancing having been completed 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Lapworth with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2089

With 71 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. 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. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.