My previous solicitor has sent a quote for £1200 for no sale no fee conveyancing in Stoke Poges. I’m selling a newly refurbished house for £125,000. Are these estimated fees excessive? Is it in excess of the average fee for conveyancing in Stoke Poges?

The charges are a little high. If you shop around you could reduce the fees marginally by say £100 plus VAT. On the other hand, you couldcome to regret choosing an an untested conveyancer. Don't forget to enquire that the solicitor can act for your bank. Do utilise our comparison tool to choose a Stoke Poges conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Stoke Poges.

Please explain the implications if my lawyer’s firm is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Stoke Poges?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I moved into my home on 11 January and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Stoke Poges expressed confidence that it would be concluded in less than a month. Are titles in Stoke Poges uniquely lengthy to register?

There is nothing unique about conveyancing in Stoke Poges registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. Currently approximately three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Registration is effected once the buyer has moved in to the premises so registration formalities is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Stoke Poges I like with amenity areas and transport links nearby, the downside is that it only has 49 years on the lease. There is not much else in Stoke Poges suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

Me and myhusband and I are in the market for a trustworthy conveyancing lawyer in Stoke Poges to buy a flat. I want to avoid being ripped off but with plenty Stoke Poges conveyancing solicitors out there...who do I opt for?

Where you have not used a lawyer previously, a personal recommendation through relatives or friends is a preferable starting point and is often the best gauge of quality. Alternatively, view the Law Society’s online list of conveyancing solicitors in Stoke Poges or use our search tool to choose a conveyancing solicitor in Stoke Poges.