We are buying a flat and require a conveyancing solicitor in Warminster who is on the RBS conveyancing panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Warminster.

The deeds to my home can not be found. The lawyers who did the conveyancing in Warminster 4 years ago no longer exist. What are my next steps?

As long as the title is registered the details of your proprietorship will be held by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, find your property and order up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I was advised by numerous estate agents in Warminster to get a quote from a conveyancer using your seach tool. Is there a financial upside for Estate Agents to market your services over a competitor’s?

We refuse to offer any referral fee for directing people to this site. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

We expect to complete our sale of a £350,000 garden flat in Warminster next Thursday. The landlords agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Warminster?

Warminster conveyancing on leasehold maisonettes normally involves the buyer’s conveyancer submitting questions for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to assist. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge required by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, without which the invoice is technically not due. Reality however dictates that one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I purchased a basement flat in Warminster, conveyancing was carried out June 2003. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Warminster with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2087

With only 61 years unexpired the likely cost is going to span between £19,000 and £22,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Is there a distinction between surveying and conveyancing in Warminster?

Conveyancing - in Warminster or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to remedy the problems prior to you move in.