We hired a high street firm for my conveyancing in Normanton last week. Reviewing the Terms and Conditions I notewe are responsible for costs even where the conveyance does not complete. Would I be best advised to select a web based firm advertising no completion no charge conveyancing in Normanton?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to counteract those transactions that abort. Dont forget that these arrangements generally do not cover outlay e.g. Normanton conveyancing search fees.

My colleague suggested that if I am purchasing in Normanton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Normanton conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Normanton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Normanton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Normanton.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Normanton is where the house is located. Can you shed any light on this issue?

Flying freeholds in Normanton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Normanton you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Normanton may ascertain 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.

As co-executor for the will of my grandfather I am selling a property in Swansea but live in Normanton. My conveyancer (approximately 260 kilometers from meneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Normanton who can attest this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Normanton

I've found a house that seems to meet my requirements, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Normanton. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

Most houses in Normanton are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Normanton in which case you should be looking for a Normanton conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.

I own a studio flat in Normanton, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Normanton with a long lease are worth £176,000. The ground rent is £50 per annum. The lease runs out on 21st October 2106

With just 80 years left to run the likely cost is going to be between £7,600 and £8,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should 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.