My partner’s mother is a conveyancer. I expect that I'll be able to get mate’s fee for conveyancing, However if that does not come through, what level of costs would I typically be looking at for conveyancing in Warfield?

It’s a good idea to obtain multiple conveyancing quotes. Do use our search tool on this site. Whilst estimates do vary but service levels do differ between solicitors as is true with the vast majority of professional services.

The Warfield conveyancing solicitors that I recently instructed on my purchase in Warfield have suddenly shut down. They were on acting for me because I had to have a firm on the Lloyds conveyancing panel and my preferred Warfield lawyer was not. I paid them £170 in advance. What do I do now?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.

I have a semi-detached Edwardian property in Warfield. Conveyancing solicitor represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Warfield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the purchase.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Warfield is the location of the property. Can you shed any light on this issue?

Flying freeholds in Warfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Warfield you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warfield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have just started marketing my garden flat in Warfield.Conveyancing has not commenced however I have recently received a half-yearly maintenance charge demand – Do I pay up?

It best that you pay the invoice as normal as all ground rent and maintenance invoices should be allottedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially