I am in need of a property lawyer. Do I opt for an internet conveyancer or a family Park Hill conveyancing lawyer?

On the whole conveyancing practitioners in your location will have strong connections with your local authority, which could help with the Park Hill conveyancing searches that your lawyer will need to carry out. It can only help if they have strong rapport with the Local Land Registry Office your area Park Hill, other conveyancers in the area and Park Hill property agents.

We are planning to move property in August. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Park Hill. Conveyancing solicitor was chosen before I stumbled across your site.

On the afternoon of completion you can collect the keys from your selling agent but this can only be done when the vendors lawyers inform the agent that they have the completion monies and the keys can be given over. After that you can tell the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in locating a residential property solicitor in Park Hill or a legal practice with expertise in conveyancing in Park Hill.

I am the sole beneficiary of my late father’s estate and I have everything in my name alone, including the house in Park Hill. The Park Hill property was put into my name in June. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in June. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the bank as this requirement chiefly exists to capture subsales or the quick reselling of properties.

We were going to get a DIP from Principality 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 Principality recommend any Park Hill solicitors on the Principality conveyancing panel, or is it better to go independently?

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

I moved into my apartment on 14 May and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Park Hill said it should be registered in less than a month. Are properties in Park Hill particularly slow to register?

As far as conveyancing in Park Hill is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry have to notify any other parties. At present roughly three quarters of such applications are completed within two weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer is living at the premises so 'speed' is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.

I have been pointed in your direction by a number of estate agents in Park Hill to choose a solicitor on your site. What’s the financial advantage for Estate Agents to offer your lawyers over a competitor’s?

We refuse to offer any referral fee for sending work our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

Planning to exchange soon on a garden flat in Park Hill. Conveyancing solicitors assured me that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Park Hill should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Details of the parties to the lease, e.g. these could be the leaseholder, head lessor, landlord The physical extent of the property. This may be the property itself but may incorporate a roof area or basement if appropriate. It needs to be made clear to you if the lease allows you to alter or upgrade anything in the flat- you must be made aware as to whether any restrictions relates to all alterations or just structural alteration, and whether licences for alterations is required The length of the lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years

I am the registered owner of a basement flat in Park Hill, conveyancing formalities finalised November 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Park Hill with a long lease are worth £211,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2086

With just 67 years left to run the likely cost is going to range between £10,500 and £12,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should 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 want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.