I am selling my home in Willingham. Does my conveyancing practitioner have to be required to be on the RBS conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

My wife and I are purchasing a apartment in Willingham. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to deposit money into their account. What protection do we have from them run away with our money?

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.

I have been told by my lawyer that absentee landlord insurance is needed on my purchase. What is the level of cover for Willingham conveyancing?

The appropriate level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

Can I be sure that the Willingham conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Willingham obtaining recommendations is a sensible starting point. 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 suggest that you speak with the lawyer carrying out your transaction.

Due to the guidance of my in-laws I had a survey completed on a house in Willingham before instructing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of property.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Willingham. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I best advised to go with a Willingham conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can deal with the legal formalities but her office is a couple of hundredkilometers away.

The primary upside of using a local Willingham conveyancing firm is that you can visit the firm to sign documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were content that must trump using an unknown Willingham conveyancing solicitor solely due to them being round the corner.

I am on look out for some leasehold conveyancing in Willingham. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Willingham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a garden flat in Willingham, conveyancing was carried out December 2006. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Willingham with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2078

With 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.