The mortgage agreement from HSBC for the remortgage of my 2 room flat is due within the next few days. Are you able to propose a cheap conveyancing solicitor in Werrington?

You are on the wrong site if you are seeking the lowest fares for conveyancing in Werrington. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint organisations offering £100 conveyancing in Werrington. In your best case scenario, in deciding on cheap conveyancing, you will earn what you pay for and at worst you will end up spending a lot in additional fees and still not get the service required.

Is there a list of Lloyds panel solicitors in Werrington on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings available online. Where you are looking for a Werrington conveyancer on the Lloyds please make the most of our tool.

My wife and I have arranged a further advance on our mortgage from Nationwide as we want to conduct renovations to our house in Werrington. Are we obliged to choose a nearby Werrington solicitor on the Nationwide conveyancing panel to deal with the paperwork?

Nationwide don't usually appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.

I had a mortgage agreed in principle with Virgin Money. Werrington conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who handled the conveyancing in Werrington 5 years ago no longer exist. What do I do?

As long as the title is registered the information relating to your ownership will be documented by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your property and order current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I have been on the look out for a ground for flat up to £245,000 and identified one close by in Werrington I like with a park and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Werrington for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Back In 2000, I bought a leasehold flat in Werrington. Conveyancing and Alliance & Leicester mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Werrington who previously acted has now retired. What should I do?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Werrington conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a 2 bed flat in Werrington, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Werrington with a long lease are worth £202,000. The ground rent is £60 per annum. The lease ceases on 21st October 2082

You have 56 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.