As someone unfamiliar with the Leegomery conveyancing process what is the number one tip you can give me for the house moving process in Leegomery

You may not hear this from too many lawyers but conveyancing in Leegomery and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes a bank. Choosing a lawyer for your conveyancing in Leegomery an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose role it is to look after your best interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you should always trust your solicitor above all other parties in the conveyancing process.

What is your number one tip for choosing a conveyancing solicitor in Leegomery

We would encourage you not to go for the cheapest Leegomery conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

Does a directory service exist listing Coventry BS panel solicitors in Leegomery on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible on the web. Where you are in need of a Leegomery property lawyer on the Coventry BS please make the most of our facility.

We previously selected conveyancers with offices in Leegomery on the Santander solicitor panel. They are now charging me an additional sum for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor can charge a fee for this. The fee is not set by Santander but by your Leegomery conveyancer. Some firms on the Santander panel will quote ’dealing with mortgage’ fee and others do not.

Am I best advised to use a Leegomery conveyancing lawyer who is local to the property I am hoping to buy? An old friend can handle the legal work however her office is approximately 350miles drive away.

The primary upside of using a high street Leegomery conveyancing firm is that you can pop in to sign paperwork, present your ID and apply pressure on them where appropriate. Having local Leegomery know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that should surpass using an unknown Leegomery conveyancing lawyer solely due to them being Leegomery based.

I am attracted to a two flats in Leegomery which have in the region of fifty years unexpired on the lease term. Do I need to be concerned?

There are plenty of short leases in Leegomery. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease shortens the saleability of the lease decreases and it becomes more expensive to acquire a lease extension. For this reason it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a difficult process. We advise that you get professional help from a conveyancer and surveyor with experience in this field.

I acquired a 1st floor flat in Leegomery, conveyancing formalities finalised March 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Leegomery with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2091

With 66 years unexpired we estimate the price of your lease extension to be between £12,400 and £14,200 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues 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 based on this information without first seeking the advice of a professional.

I am an executor of my recently deceased mum’s Will, with a bungalow in Leegomery which is to be marketed. The bungalow is unregistered at HMLR and I'm told that some purchasers will insist that it is in place before they will move forward. What's the procedure for this?

In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.