Just contacted my conveyancing solicitor in Norris Green who acted for me two years ago asking for a conveyancing estimate based on an identical type of house move (a leasehold property and a freehold premises) of similar values with a loan from . I am now being quoted double. Should I hunt for an alternative conveyancer?

The estimate fees seem a little high. Where you are prepared to spend time comparing quotes you could get the conveyancing a bit cheaper by perhaps £125. On the other hand, if you were content with the legal work the firm gave you couldlive to regret opting for an an unknown conveyancer. Remember to enquire that the firm can represent . You can use our search tool to find a Norris Green conveyancing firm on the conveyancing panel, which can often include conveyancing solicitors in Norris Green.

There are a variety of conveyancing solicitors in Norris Green but how do I know who I should use?

Do not opt for the cheapest Norris Green conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We were going to get a AIP from this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Norris Green solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Norris Green solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being difficult. The Norris Green solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

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

4 months have elapsed following my purchase conveyancing in Norris Green took place. I have checked the Land Registry website 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.

In my capacity as executor for the will of my father I am disposing of a property in Swansea but reside in Norris Green. My conveyancer (approximately 250 kilometers awayrequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Norris Green to attest and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Norris Green

I own a leasehold house in Norris Green. Conveyancing and mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Norris Green who previously acted has long since retired. Do I pay?

First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Norris Green conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a basement flat in Norris Green, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Norris Green with a long lease are worth £165,000. The ground rent is £45 yearly. The lease finishes on 21st October 50

You have 50 years left to run the likely cost is going to span between £36,100 and £41,800 plus costs.

The figure 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. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.