I am buying a property mortgage free in Trentham. I have lived for the previous dozen years in Trentham. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then all but one or two of the Trentham conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches done, but she has a professional duty to take that path of guidance. Do take into account; if you are likely to sell the house in the future, it will be of interest to your prospective purchaser what the searches disclose. Sometimes premises with day to day issues can still reveal unpredicted search results. A good conveyancing solicitor in Trentham should provide you some sensible advice here.

When can the exchange of contracts happen for sale conveyancing in Trentham and do I need to attend the solicitors branch?

If you are round the corner to one of the conveyancing solicitors in Trentham you are invited in to sign documents. That being said, the law practices we work with offer countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. Signing on the dotted line is necessary for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Trentham)to be in the office at the appropriate time.

We are buying a 3 bedroom semi in Trentham. We would like to an extension at the rear at the house.Will legal due diligence on the property involve enquiries to ascertain if these alterations are prohibited?

Your conveyancer should review the registered title as conveyancing in Trentham can on occasion reveal restrictions in the title documents which restrict categories of alterations or require the permission of a 3rd party. Many additions need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Last month we had a mortgage agreed in principle with Co-operative. Trentham conveyancing practitioners are selected. How long does it take for Co-operative to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Co-operative completed the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Trentham conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a residence in Trentham?

Unless a prior acquisition of the premises completed post 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Trentham to continue to recommend a chancel search and or insurance against a claim.

What advice can you give us when it comes to appointing a Trentham conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Trentham conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Trentham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

Can they put you in touch with clients in Trentham who can give a testimonial? How experienced is the practice with lease extension legislation?

I invested in buying a 1st floor flat in Trentham, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Trentham with an extended lease are worth £206,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2092

With 66 years unexpired the likely cost is going to range between £11,400 and £13,200 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 provide a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt 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 before seeking the advice of a professional.