I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to instruct a local conveyancing solicitor in Sonning Common?

Do check but the the probability is that allocate you one of their panel lawyers if you accept the "fee-free" incentive. Contact the bank and check if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Sonning Common.

three months have gone by following my purchase conveyancing in Sonning Common concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Sonning Common differ for newly converted properties?

Most buyers of new build residence in Sonning Common contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Sonning Common tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sonning Common or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Sonning Common is where the house is located. Is there any advice you can give?

Flying freeholds in Sonning Common are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sonning Common you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sonning Common may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have just started marketing my garden apartment in Sonning Common. Conveyancing solicitors are to be appointed soon, but I have just had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is pay the service charge as normal given that all rents and service payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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.

I am the registered owner of a 2 bed flat in Sonning Common, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Sonning Common with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 50

With just 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.