Why would I instruct a Minera conveyancing practice given that internet based alternatives are so much cheaper?

By all means make sure that you compare conveyancing costs in Minera and you should seek a competitive fee calculation but don’t expend your energy getting the lowest priced Minera conveyancer. Appointing the right conveyancer can mark the difference between a smooth and a distressing house move. You need to ensure that you have expert guidance from an experienced conveyancer. An e-mail can never be as helpful as a phone conversation and are no substitute for a face to face meeting. Our partner firms will appoint you a qualified and top rated conveyancing solicitor who can tackle your conveyancing from beginning to end, giving the sort of hand holding that you will never get with an web based conveyancer. He or She will inform you as to progress and keep you informed. Should you need to call the firm you will know who to ask for and we'll endeavour to make sure that you're not left wondering what's going on.

I am approaching an exchange on a flat in Minera and my parents have sent the exchange deposit to my property lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

The property lawyer is duty bound to check with the bank to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.

I am considering applying for a Yorkshire BS mortgage for purchase of a new build (under development) in Minera with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

My wife and I are close to exchanging contracts on the sale of our house in Minera and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Minera. We have lived in Minera for 5 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am intending to sublet my leasehold apartment in Minera. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Notwithstanding that your previous Minera conveyancing lawyer is no longer available you can check your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you are obliged to seek permission from your landlord or some other party in advance of subletting. The net result is that you cannot sublet without first obtaining consent. The consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

I invested in buying a leasehold flat in Minera, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Corresponding properties in Minera with an extended lease are worth £180,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2084

With 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.