I chose a local firm for my conveyancing in Lightwater today. After carefully reading the fine print it is apparent thatwe are responsible for costs even where the conveyance does not complete. Should I ditch them and select an on-line lawyer advertising no move no charge conveyancing in Lightwater?

It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to offset those cases that do not go ahead. Dont forget that such arrangements tend not to cover expenses for instance Lightwater conveyancing search fees.

We were just about to exchange contracts for a ground floor flat in Lightwater. We have hit a stumbling block. The loan offer with expires on but the vendors are putting forward a completion date of . Can one extend the mortgage expiry date?

The person best placed to address this question is your conveyancer who should assess if they corresponding with the mortgage broker, seller’s conveyancers, selling agents or possibly all three based on what has happend in your conveyancing as of today.

Are the BSA planning on creating a online directory to list law firms on the conveyancing panel for instance in Lightwater?

We are not aware of any plans on the part of the BSA to develop such a tool.

Can you help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Lightwater?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between and . Conveyancing practitioners as opposed to members of the public take out such policies.

Are all Lightwater Conveyancing Quality Solicitors on the conveyancing panel?

A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Lightwater solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

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

I am tempted by the attractive purchase price for a couple of apartments in Lightwater both have approximately forty five years remaining on the lease term. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the saleability of the lease reduces and it becomes more expensive to extend the lease. This is why it is generally wise to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this field.

I purchased a studio flat in Lightwater, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Lightwater with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 50

With only 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.