I can't travel far from Wycombe Marsh. Is there a reason why all Wycombe Marsh conveyancers are not on all bank panels?

As inequitable as it may appear for banks to limit who can represent them, from the public’s or solicitor’s standpoint, the other side of the coin is that lenders are becoming ever more anxious and consider it necessary to shield themselves against illegal activities. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

I require conveyancing for a flat in a relatively new development (6 years old) in Wycombe Marsh. The vast majority the appartments are already occupied. Is it strictly necessary to order conveyancing searches as part of conveyancing in Wycombe Marsh?

You would be taking a significant risk in refusing to carrying out Wycombe Marsh conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your solicitor conducts them. If time pressures and price are primary concerns you should discuss with your conveyancer about the option of search insurance

Can you clarify what the consequences are if my lawyer’s firm is suspended from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Wycombe Marsh?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

How does the Landlord & Tenant Act 1954 impact my business property in Wycombe Marsh and how can your lawyers assist?

The 1954 Act affords protection to business tenants, granting the right to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Wycombe Marsh is one of the many locations in which our lawyers are based

Completion is due on the disposal of our £275,000 maisonette in Wycombe Marsh next week. The managing agents has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Wycombe Marsh?

Wycombe Marsh conveyancing on leasehold flats usually necessitates the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be willing to do so. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it exceeds £800. The administration charge required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, otherwise the invoice is not strictly payable. In reality you have little choice but to pay whatever is requested of you should you wish to complete the sale of your home.

I own a ground floor flat in Wycombe Marsh, conveyancing formalities finalised November 2001. How much will my lease extension cost? Equivalent properties in Wycombe Marsh with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2101

With just 76 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.