My previous lawyer has given a fee estimate £995 for no move no fee conveyancing in Lutterworth. I’m hoping to downsize from a Edwardian property for £250,000. This seems too much. Is it above what I should be paying for conveyancing in Lutterworth?

The quote is slightly on the high side. If you shop around you may be able to decrease the fees slightly by perhaps a hundred pounds. On the other hand, you couldcome to regret opting for an a cheaper lawyer. If is important to check the conveyancer can act for your mortgage company. You can use our search tool to get a quote a Lutterworth conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Lutterworth.

Last November we completed a house move in Lutterworth. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Lutterworth?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Lutterworth. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a form called a Seller’s Property Information Form. If the information ends up being incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lutterworth.

I am the single beneficiary of my late father’s estate and I have everything in my name now, including the house in Lutterworth. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view banks take of it, depend on the lender as this requirement chiefly exists to identify subsales or the wholesaling and assigning of properties.

I am purchasing a property in Lutterworth. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nationwide your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not meet these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Lutterworth.

After weeks of negotiation I have agreed a price on an apartment in Lutterworth. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £150. A couple of days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My business partner and I are hoping to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering fixed fees for non-domestic conveyancing in Lutterworth for under 1500k?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Lutterworth, including the sale and purchase of businesses as well as simply property. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.

My wife and I purchased a leasehold house in Lutterworth. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Lutterworth who previously acted has long since retired. Any advice?

First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Lutterworth conveyancing firm to do this as it can be done on-line for a few pound. 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 own a basement flat in Lutterworth, conveyancing having been completed 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Lutterworth with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2091

With just 65 years left to run the likely cost is going to span between £13,300 and £15,400 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.