We are intent on selling our home in Wargrave and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Wargrave lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing firm rather than a conveyancing solicitor in Wargrave. Having lived in Wargrave for many years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Given that I will soon spend £400,000 on a house in Wargrave I would like to have a conversation with the solicitor regarding thehome move ahead of appointing the firm. Is this something that you can arrange?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Wargrave.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Wargrave should be the amount on the final invoice that you end up paying.

Am I better off to go with a Wargrave conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can carry out the conveyancing however her office is 400miles drive away.

The primary upside of using a high street Wargrave conveyancing practice is that you can visit the firm to sign documents, hand in your identification documents and pester them where appropriate. Having local Wargrave know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and they were impressed that should outweigh using an unfamiliar Wargrave conveyancing lawyer solely due to them being round the corner.

What makes a Wargrave lease defective?

There is nothing unique about leasehold conveyancing in Wargrave. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the property A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Skipton Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.

I am the registered owner of a leasehold flat in Wargrave, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Wargrave 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 2091

With 72 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

When it comes to my conveyancing in Wargrave should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Wargrave conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.