Me and my wife are buying our first property. Our property lawyer has texted usto see if we want to order extra conveyancing searches. We are really unsure what's relevant for conveyancing in Trowbridge Estate

The range of Trowbridge Estate conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What is important is that you adequately appreciate what information each search could supply. You may then make a decision if you personally think you need that search. Should you be unclear, ask the property lawyer to guide you.

I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather appoint a local conveyancing solicitor in Trowbridge Estate?

You should check but the chances are that allocate you one of their panel conveyancers where you want the "fee-free" offer. Contact the lender and check if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Trowbridge Estate.

I have been advised by two or three local property agents in Trowbridge Estate to select a property lawyer on your site. What’s the financial upside for Estate Agents to recommend your site ahead of another?

We refuse to offer any financial incentive for directing people to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

As co-executor for the estate of my father I am selling a house in Monmouth but I am based in Trowbridge Estate. My lawyer (approximately 235 kilometers awayrequires that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Trowbridge Estate who can witness and place their company stamp on the document?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Trowbridge Estate

I am employed by a reputable estate agency in Trowbridge Estate where we have experienced a number of flat sales derailed due to short leases. I have received contradictory information from local Trowbridge Estate conveyancing solicitors. Could you clarify whether the owner of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a leasehold flat in Trowbridge Estate, conveyancing was carried out in 2009. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Trowbridge Estate with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease ends on 21st October 2076

With just 50 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.