We are buying a house and require a conveyancing solicitor in Ripley who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Ripley.

How does conveyancing in Ripley differ for newly converted properties?

Most buyers of new build premises in Ripley approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Ripley typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ripley or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Ripley is where the house is located. What do you suggest?

Flying freeholds in Ripley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ripley you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripley may decide 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.

I've recently bought a leasehold flat in Ripley. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a studio flat in Ripley, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Ripley with a long lease are worth £181,000. The ground rent is £55 per annum. The lease finishes on 21st October 2074

With 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

I need to review quotes for conveyancing in Ripley from numerous property lawyer and choose one. Am I right to instruct them to sit tight until I I have an offer accepted on a apartment.

We would recommend that you only request your conveyancer to start work and order searches once the offer has been accepted on the property especially as Ripley conveyancing searches are not cheap.