I am in the market for a low cost property lawyer. Do I opt for an internet conveyancer or a family Marston Moretaine conveyancing solicitor?

Marston Moretaine is a special area, where neighbourhood know-how counts for a lot. The laid-back lifestyle is great – just not when it comes to your home move. The property lawyers that we endorse host well rounded Marston Moretaine intelligence with a positive, hands-onapproach that ensures the conveyancing to progress with the minimum of fuss. It is a distinct advantage where they benefit from good rapport with financial advisers, local authorities, surveyors and other Marston Moretaine conveyancing practitioners

Are the BSA planning on creating a online directory to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Marston Moretaine?

We have not been informed any intention on the part of the BSA to promote such a tool.

Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Marston Moretaine.

The risk of flooding is if increasing concern for solicitors dealing with homes in Marston Moretaine. There are those who purchase a property in Marston Moretaine, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Marston Moretaine. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer may bring a legal claim for losses as a result of such an misleading reply. A buyer’s solicitors will also order an environmental report. This will reveal if there is any known flood risk. If so, additional inquiries should be conducted.

four months have gone by since my purchase conveyancing in Marston Moretaine took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am in need of some leasehold conveyancing in Marston Moretaine. Before I get started I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Marston Moretaine - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1st floor flat in Marston Moretaine, conveyancing having been completed February 2002. How much will my lease extension cost? Similar flats in Marston Moretaine with a long lease are worth £202,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2080

With only 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.