In the event thatI were to acquire a freehold homein Ryhall for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Ryhall?

The sole saving you would make on is the disbursement for searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with the sellers property lawyer, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a mortgage but it will not be significant.

My brother-in-law has suggested I instruct a conveyancing solicitor in Ryhall. I need to find out whether they are accepted on the Nationwide Building Society approved list of lawyers. Can you assist?

The first thing to do is e-mail the solicitor and ask them whether they are on the lender panel. Alternatively please call Nationwide Building Society who may be able to confirm.

Should I be wary by 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Ryhall conveyancing company?

As is the case with lots of professional services, often recommendations from family and friends can be extremely useful or valuable. Yet there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks may put forward lawyers to select. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You have the discretion to select your own conveyancer. Don't forget that some mortgage providers have an approved list of lawyers you must use for the lender aspect of your home move.

I've recently bought a leasehold flat in Ryhall. Am I liable to pay service charges for periods before my ownership?

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. It is an essential part 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 am the registered owner of a 1st floor flat in Ryhall, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Ryhall with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2095

With 69 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

I pay a service charge for my flat in Ryhall. As a result of personal circumstances I slipped into arrears with payments. The management company agreed a payment schedule but there remains three grand left to be paid.

I am under pressure to sell and I am worried this could jeopardize the sale if I have to discharge the arrears now. Do I have to settle before - is this viable?

Do check with the conveyancing practitioner conducting your Ryhall conveyancing but it might be possible to arrange for the arrears to be transferred to the purchasers. The final price they pay would be adjusted to reflect the amount of debt they take on. They could then deal with the arrears post completion of the purchase.