I have been referred to a conveyancing solicitor in Manor House. I need to find out whether they are accepted on the Virgin Money approved list of lawyers. Could you advise?

The first thing you should do is e-mail the solicitor and ask them if they can act for the lender. Alternatively you can get in touch with Virgin Money who may be able to help.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Manor House?

There are many recorded licenced Conveyancers in Manor House and Solicitor firms in Manor House who can help with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

How can we tell if a Manor House conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Manor House getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your transaction.

Planning on purchasing a maisonette in Manor House. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Manor House conveyancer is on the Leeds Building Society conveyancing panel.

What does a local search tell me concerning the house I am buying in Manor House?

Manor House conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays an important part in many a Manor House conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I own a leasehold house in Manor House. Conveyancing and Barnsley Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Manor House who acted for me is not around. Any advice?

First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Manor House conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

We have reached the end of our tether in trying to purchase the freehold in Manor House. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the premium.

An example of a Freehold Enfranchisement decision for a Manor House premises is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case related to 1 flat. The unexpired lease term was 71 years.

I have been advised by various family members to expect 6-8 weeks for Manor House conveyancing to complete.This was four weeks ago. The property information was only sent from the vendors solicitor yesterday so does the clock start running now?

You should be pragmatic concerning timelines. Property transactions in Manor House takes on average about two months. This timeframe is not due to lawyer being slow and purposely delay matters. The level of money involved in buying any property is so high, the buyer’s conveyancing practitioner having to raise a wide range of enquiries, searches and further checks to protect the buyer and their mortgage company (if there is to be a home loan) from expensive, avoidable problems. These checks involves obtaining information from an array of third parties, including other conveyancing practitioner, local councils, private companies, mortgage companies. Some of these are well organised. Plenty are not. It is worth noting that, no matter how quickly your conveyancer do their part, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are up to speed.