I am assisting my mother sell her flat in Broseley. Will the conveyancing solicitor order an energy assessment or do I organise this?

After the abolition of Home Packs, energy assessments was kept a required part of selling a property. An EPC needs to be commissioned prior to the property being put on the market. It is not something that conveyancers ordinarily arrange. Where you are instructing a Broseley conveyancing solicitor they might be able to arrange energy assessments given their relationships with long established local providers

This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Broseley. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Broseley?

On the day of completion you do not need to attend the conveyancers office in Broseley. Your solicitors will transfer the purchase money to the seller's conveyancers, and once they have received this, you will be called to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I am currently in the process of buying my council flat in Broseley. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Various web forums that I have visited warn that are the main cause of obstruction in Broseley house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Broseley.

I'm purchasing my first flat in Broseley with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my conveyancer about this deal as it could affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I best advised to appoint a Broseley conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can perform the legal work but they are based a couple of hundredkilometers away.

The primary upside of using a local Broseley conveyancing firm is that you can drop in to execute paperwork, hand in your ID and apply pressure on them if necessary. Having local Broseley know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were content that must outweigh using an unknown Broseley conveyancing lawyer just because they are Broseley based.

I am in need of some leasehold conveyancing in Broseley. Before I set the wheels in motion I would like to find out the remaining lease term.

Assuming the lease is registered - and almost all are in Broseley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a basement flat in Broseley, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Broseley with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease finishes on 21st October 2080

With just 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.