We see that you have a post code search directory identifying firms on the Santander conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Wellesbourne?

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

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Wellesbourne?

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

Should my lawyer be raising questions about flooding as part of the conveyancing in Wellesbourne.

The risk of flooding is if increasing concern for solicitors dealing with homes in Wellesbourne. Plenty of people will buy a house in Wellesbourne, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their conveyancers which should give them a better understanding of the risks in Wellesbourne. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out whether the premises has historically flooded. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a buyer may issue a compensation claim as a result of such an inaccurate reply. The buyer’s solicitors should also order an enviro report. This will reveal if there is any known flood risk. If so, more detailed investigations will need to be initiated.

I am four weeks into a residential purchase having been recommend to a firm by the local agent to perform conveyancing in Wellesbourne. I am not happy. Can you help me find new solicitors?

A lawyer would have to be very bad in order to consider replacing them. Has the loan offer been sent? If so you will need to advise them of the new contact details and get the loan are re-sent. Your conveyancer should be on the banks approved list to avoid added expenses and frustration. That should be your starting point. Our search tool will assist you in finding a bank approved lawyer for your home move in Wellesbourne

Do you have any top tips for leasehold conveyancing in Wellesbourne with the aim of expediting the sale process?

• Much of the delay in leasehold conveyancing in Wellesbourne can be reduced where you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers.
If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve 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 will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than unresolved. Many landlords or managing agents in Wellesbourne charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Wellesbourne. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Wellesbourne leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such works. If you fail to have the paperwork in place you should not contact the landlord without checking with your solicitor in advance.

I own a 1 bedroom flat in Wellesbourne, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Wellesbourne with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2076

You have 51 years remaining on your lease we estimate the price of your lease extension to span between £30,400 and £35,200 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.