Me and my partner are purchasing a house in Wargrave. It might be a silly question but how we can trust a conveyancer? At some point we have to send funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

This question may be naive but I am unexperienced as FTB of a garden flat in Wargrave. Do I receive the keys to the property on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Wargrave?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and once they have received this, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

How can we know in advance if a Wargrave conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Wargrave seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Wargrave?

Its becoming the norm that commercial conveyancing solicitors in Wargrave will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Wargrave. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wargrave.

For every commercial conveyancing transaction in Wargrave it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Wargrave commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Wargrave.

What does commercial conveyancing in Wargrave cover?

Wargrave conveyancing for business premises covers a wide array of advice, provided by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

Can you provide any advice for leasehold conveyancing in Wargrave with the intention of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Wargrave can be reduced if you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information which will be required by the purchasers’ representatives.
Many freeholders or managing agents in Wargrave charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Wargrave. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unresolved. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Wargrave state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. If you dont have the approvals to hand do not contact the landlord without contacting your conveyancer in the first instance.

I am the registered owner of a ground floor flat in Wargrave, conveyancing was carried out November 2008. Can you work out an approximate cost of a lease extension? Comparable properties in Wargrave with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2091

With just 70 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

Your search tool is useful but there are many lawyers listed near Wargrave being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?

We are not in the business of recommending one firm above another as the right Wargrave conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Wargrave knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..