Do I need to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Melksham so that I can attend their offices if required.

Most approved lawyers for banks undertake their work through Royal Mail, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in the country. However you should see if you have the option of attending the offices of your conveyancing lawyer if needed.

I am helping my sister sell her property in Melksham. Does the conveyancer commission the energy performance certificate or do I organise this?

After the abolition of Home Packs, energy assessments was left as a required element of moving house. An energy performance certificate must be to hand prior to the property being put on the market. This is not a task that conveyancers ordinarily arrange. Where you are instructing a Melksham conveyancing solicitor they may help arrange energy assessments given their relationships with long established local energy assessors

My husband and I are in the process of looking at flats in Melksham and I am about to put in an offer. Is it best to have a conveyancer on ‘stand by’? I will be getting a home loan with Nottingham.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being problematic. The Melksham solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 purchasing a new build house in Melksham benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not inform my lawyer about the side-deal as it could jeopardize my mortgage with Godiva Mortgages Ltd. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Melksham is where the house is located. Can you shed any light on this issue?

Flying freeholds in Melksham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Melksham you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melksham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Completion is due on our sale of a £200,000 maisonette in Melksham next week. The management company has quoted £300 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Melksham?

Melksham conveyancing on leasehold flats ordinarily involves administration charges levied by managing agents :

Addressing pre-exchange questions Where consent is required before sale in Melksham Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Melksham leasehold property is £350. For Melksham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I acquired a leasehold flat in Melksham, conveyancing having been completed in 1996. Can you work out an approximate cost of a lease extension? Similar flats in Melksham with an extended lease are worth £260,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2099

With just 75 years left to run the likely cost is going to span between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional 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 based on this information without first seeking the advice of a professional.