We are purchasing a house in Southborough. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We were going to get a OIP from Nationwide 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 Nationwide recommend any Southborough solicitors on the Nationwide conveyancing panel, or is it better to go independently?

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

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Southborough solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

four months have gone by following my purchase conveyancing in Southborough took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. 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 premises 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.

Is it simple use your search facility to select a conveyancing solicitor in Southborough on the authorised to act for my mortgage?

Step one is to choose a mortgage company such as Lloyds TSB Bank, Norwich and Peterborough Building Society or Alliance & Leicester then choose your preferred area e.g. Southborough. Conveyancing firms in Southborough and beyond will then be identified.

In sourcing the web for the words conveyancing in Southborough it reveals numerous solicitorslocally. How do I determine which is the right conveyancer for purchase transaction?

The ideal method of choosing the right conveyancer is via trusted testimonial, so seek the guidance of colleagues and relatives who have bought a property in Southborough or a reputable estate agent or mortgage broker. Costs for conveyancing in Southborough differ, so it's a good idea to secure a minimum of four fee estimates from different law firms. Be sure to seek confirmation that the charges are guaranteed not to rise.

What are your top tips when it comes to choosing a Southborough conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Southborough conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Southborough conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

Can they put you in touch with clients in Southborough who can give a testimonial? How familiar is the firm with lease extension legislation?

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Southborough conveyancing firm to help?

if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the price.

An example of a Lease Extension matter before the tribunal for a Southborough residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.