I went with a Sherston based firm for our conveyancing in Sherston recently. After carefully reading the fine print I seewe are liable for charges even if our purchase doesn't happen. Should I go with them or use an on-line conveyancing company advertising no move no charge conveyancing in Sherston?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be more expensive to neutralise the transactions that fail to complete. You should be mindful that such promotions rarely protect you from expenditure e.g. Sherston conveyancing search costs.

4 months have elapsed following my purchase conveyancing in Sherston concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 property 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.

I need to retain a conveyancing solicitor for remortgage conveyancing in Sherston. I have discover a site which seems to have the ideal solution If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My wife and I purchased a leasehold flat in Sherston. Conveyancing and The Mortgage Works mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Sherston who acted for me is not around. Do I pay?

First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Sherston conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a 1 bedroom flat in Sherston, conveyancing was carried out in 2005. How much will my lease extension cost? Similar properties in Sherston with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2082

With just 63 years unexpired we estimate the price of your lease extension to span between £16,200 and £18,600 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered 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.

My conveyancers in Sherston have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.