I decided to go with a high street firm for our conveyancing in Wolverton last week. Upon checking the official terms of business I seeI am liable for fees even if the sale aborts. Would I be best advised to instruct an on-line solicitor practice promising no completion no cost conveyancing in Wolverton?

It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will generally be higher to counteract the cases that fail to complete. Also remember that such offerings rarely cover expenditure by way of example Wolverton conveyancing search fees.

I am acquiring a house mortgage free in Wolverton. I have lived for the previous 20 years in Wolverton. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Wolverton conveyancing searches are at your discretion. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but she is duty bound to do this. Do take into account; if you are likely to dispose of the house one day, it may be of relevance to your prospective buyer what the searches contain. There are plenty of instances where properties with day to day issues can still throw up negative search results. A competent conveyancing solicitor in Wolverton will provide you some practical advice in this regard.

The deeds to my home can not be found. The lawyers who did the conveyancing in Wolverton 10 years ago are no longer around. Will I be able to sell the house?

These day there are copies made of almost everything, and your conveyancer will know exactly where to look for all the appropriate paperwork so you can buy or sell your property without a hitch. Where duplicates are not available, your solicitor can put in place insurance or indemnities against possible claims on your property.

Can you provide any top tips for leasehold conveyancing in Wolverton from the point of view of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Wolverton can be bypassed if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ representatives.
Many freeholders or Management Companies in Wolverton charge for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Wolverton. Some Wolverton leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years left on your lease but it would be advisable verify this via your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Wolverton leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord approving such works. Should you dont have the consents to hand do not contact the landlord without checking with your solicitor in advance.

I am the registered owner of a basement flat in Wolverton, conveyancing was carried out April 2008. Can you work out an approximate cost of a lease extension? Corresponding flats in Wolverton with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2079

You have 53 years left to run 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 suggested premium range 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 the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I have just started marketing my 2 bed apartment in Wolverton.Conveyancing is yet to be initiated but I have recently received a yearly service charge demand – Do I pay up?

It best that you pay the maintenance contribution as you normally would because all rents and service payments will be allottedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process