Are you able to vouch for a Nationwide Building Society sanctioned Pangbourne conveyancing practice who can have us moved in within 10 days? Am I best advised to go for a local Pangbourne solicitor or an online firm?

We can recommend some very good Pangbourne conveyancing firms. Another option is to visit the high street in Pangbourne. Go in to two or three firms and request to speak with a conveyancing solicitor for a fee estimate. Discuss your expectations together with the reasons and ask for an assurance on your deadline. Select the lawyer that appears most efficient.

Is there a reason why leasehold purchase conveyancing in Pangbourne costs more?

The conveyancing costs for a leasehold property in Pangbourne is inevitably more expensive as compared to a freehold residence. This is due to the supplemental work necessary in corresponding with the freeholder and managing agents to collate the evidence about whether the rent and maintenance charges have been cleared and whether there are any major works due in the near future on repairs or maintenance of the building.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Pangbourne I like with amenity areas and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Pangbourne suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

There are only 72 years left on my flat in Pangbourne. I am keen to get lease extension but my landlord is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. For most situations a specialist should be useful to try and locate and prepare a report which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Pangbourne.

I inherited a basement flat in Pangbourne, conveyancing was carried out in 1997. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Pangbourne with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease ends on 21st October 2095

You have 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

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 in the absence of comprehensive investigations. Do not use this information 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 should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

I am thinking of choosing an online conveyancer as opposed to a Pangbourne conveyancing firm. Am I making a mistake?

Numerous benefits exist in having the option pop in to a local Pangbourne conveyancing solicitor for example

• signing documents same day
• having face-to-face explanations of things that you need help with
• the ability to raise concerns if things need to addressed

When checking quotes, look out for hidden extras. Most decent Pangbourne high street solicitors give an all-inclusive price. Many online companies seem to offer discounted prices, but have hidden 'extras' in the fine print.