Having been suggested to visit your company we were about to use a conveyancing solicitor in Newton Longville listed by you but stumbled across alternative costs illustrations via the web look less pricey – why is this?

You can find lots of conveyancers marketing at first sight what seems to be the cheapest conveyancing in Newton Longville. We would urge you to think twice about how much you respect your own move to want to take 'cheap' risks in relation to the standard of the conveyancing. Many of them accentuate a cheap quote as a headline but bury additional fees in the fine print..

I am buying a property in Newton Longville. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Clydesdale your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties countrywide and is not restricted to Newton Longville.

The formalities of my purchase has taken place for my property in Newton Longville. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Newton Longville solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

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

Should my conveyancer be asking questions regarding flooding during the conveyancing in Newton Longville.

The risk of flooding is if increasing concern for solicitors dealing with homes in Newton Longville. Some people will acquire a property in Newton Longville, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, but there are a number of checks that may be carried out by the purchaser or by their conveyancers which will give them a better understanding of the risks in Newton Longville. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to find out whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a purchaser may issue a compensation claim resulting from an incorrect reply. The purchaser’s solicitors will also order an environmental search. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be made.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Newton Longville is the location of the property. Can you shed any light on this issue?

Flying freeholds in Newton Longville are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Newton Longville you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newton Longville may determine 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 premises.

I am in need of some leasehold conveyancing in Newton Longville. Before I set the wheels in motion I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Newton Longville - 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 am the registered owner of a basement flat in Newton Longville, conveyancing formalities finalised April 1997. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Newton Longville with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2097

You have 71 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.