My partner and I are acquiring our first house. The lawyer has calledto enquire if we would like to take out extra conveyancing searches. Frankly we in the dark as to what's needed for conveyancing in Twyford

The type of Twyford conveyancing searches should be dictated primarily on the property, the location, the likelihood of any of these risks, your familiarity of the region and risks, your overall appetite to risk. What is important is that you properly appreciate what information the searches could supply. Then you can make a decision if you consider that you need that search. Should you be unsure, ask the conveyancing practitioner to guide you.

We see that you have a post code search directory listing solicitors on the Nottingham conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Twyford?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Twyford.

Have just purchased a repossessed house at auction in Twyford. Conveyancing is required. What are my next steps?

Having legally bound yourself to purchase you now have to instruct a conveyancing lawyer quickly as you are facing a fast approaching deadline in which to complete the deal. An auction property should have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

We previously appointed conveyancers with offices in Twyford on the TSB solicitor approved list. They have just billed me a separate sum for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. This fee is not set by TSB but by your Twyford lawyer. Plenty of firms on the TSB panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

Leeds Building Society have agreed my home loan in principle, my offer on a flat in Twyford has been accepted, now what?

The estate agent will need to be advised as to your conveyancer's details (make sure the conveyancing practitioners are on the lender’s panel). Telephone Leeds Building Society or the financial adviser and finalise any outstanding paperwork. Leeds Building Society will instruct a valuer who will get in contact with the selling agent or seller to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Twyford.

I used Wolstenholmes several years ago for my conveyancing in Twyford. I now require my papers but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Twyford of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have just started marketing my ground floor flat in Twyford. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is pay the service charge as you normally would because all ground rent and maintenance payments should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a leasehold flat in Twyford, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Twyford with over 90 years remaining are worth £227,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2097

You have 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.