Having sold my house in Stoke Gifford last June yet the purchaser is e-mailing every few hours to say their conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?

Following your sale your conveyancer is duty bound to deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Where relevant, your solicitor must also confirm that the home loan has been repaid to the buyers lawyers. There is unlikely to be post completion formalities specific conveyancing in Stoke Gifford.

I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Stoke Gifford with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?

In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

A colleague advised me that if I am buying in Stoke Gifford I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Stoke Gifford conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Stoke Gifford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stoke Gifford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Stoke Gifford.

It has been three months since my purchase conveyancing in Stoke Gifford completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 asset 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 am hoping to exchange soon on a leasehold property in Stoke Gifford. Conveyancing solicitors assured me that they are sending me a report tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Stoke Gifford should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? Who has the liability for repairing the window frames The unexpired lease term. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Are you allowed to have a pet in the flat?

I purchased a 1st floor flat in Stoke Gifford, conveyancing having been completed June 2003. Can you work out an approximate cost of a lease extension? Corresponding flats in Stoke Gifford with a long lease are worth £206,000. The ground rent is £45 yearly. The lease finishes on 21st October 2093

With just 67 years remaining on your lease the likely cost is going to be between £10,500 and £12,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.