We instructed a high street firm for my conveyancing in Southam recently. Upon checking the Ts and Cs it is apparent thatI am on the hook for charges even if our purchase aborts. Should I ditch them and use an on-line conveyancing company promising no completion no charge conveyancing in Southam?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be higher to cover the transactions that abort. Dont forget that these schemes rarely cover disbursements for example Southam conveyancing search charges.

The vendors of the property we are looking to purchase have instructed a conveyancing solicitor in Southam who has recommended a lock out agreement with a down payment 6,000. Is it wise to enter into such agreements?

There are a couple of primary concerns with signing a lock out contract (occasionally known as an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing process, so unless it requires minimal or no negotiation then it could turn out to be unhelpful. It is not strongly advocated by Southam conveyancing solicitors as a result. The other main negative is the extent of the remedies available - an aggrieved purchaser is not likely to obtain an injunction to stop the vendor selling to another buyer, so the only remedy open via the agreement will be the recovery of wasted costs and, in rare circumstances, the extra payment of penalties.

I am looking for a leasehold apartment up to £195,000 and identified one near me in Southam I like with open areas and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Southam for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

My wife and I may need to rent out our Southam basement flat temporarily due to a career opportunity. We instructed a Southam conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease governs the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Southam do not contain subletting altogether – such a clause would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I purchased a basement flat in Southam, conveyancing formalities finalised December 2005. How much will my lease extension cost? Corresponding flats in Southam with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2089

With only 70 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

How easy is it to change a solicitor as I need to find a Southam based one who is on the bank conveyancing panel. How simple is it to change conveyancer?

In the event that you have not formally instructed a solicitor to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Southam that you're considering.