Just been in touch with my conveyancing lawyer in Wheatley who completed the legal work two years ago asking for a conveyancing estimate based on the same type of home move (a leasehold property and a freehold premises) of similar values with a home loan from Bank of Scotland. It looks as though am now being charged twice the amount. Should I hunt for a cheaper online conveyancer?

The estimate does seem a tad overpriced. If you shop around you might shave off some of the cost by say £100 plus VAT. That being said, if you were content with the legal work the firm gave you maycome to regret choosing an an untested conveyancer. If is important to ensure that the solicitor can act for Bank of Scotland. Do make use of our search tool to find a Wheatley conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Wheatley.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Wheatley?

Many commercial conveyancing solicitors in Wheatley will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Wheatley. The report provides 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 Wheatley.

For each commercial conveyancing transaction in Wheatley it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Wheatley commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Wheatley.

Have completed on a a detached house in Wheatley , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Wheatley conveyancing solicitor works at snail pace, so I want to be sure the registration is addressed.

As far as conveyancing in Wheatley registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. Currently in the region of 80% of such applications are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration is effected once the new owner is living at the premises thus 'speed' is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

In what way does the Landlord & Tenant Act 1954 affect my business property in Wheatley and how can your lawyers assist?

The particular law that you refer to gives protection to commercial lessees, giving them the a statutory right to apply to court for a new tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Wheatley is one of the many locations in which the firms we work with are based

Back In 2008, I bought a leasehold flat in Wheatley. Conveyancing and National Westminster Bank mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Wheatley who acted for me is not around. What should I do?

First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Wheatley conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a ground floor flat in Wheatley, conveyancing formalities finalised April 2007. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Wheatley with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2080

With just 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should 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. Please do not take any other action based on this information before seeking the advice of a professional.