I am buying a victorian detached house in Holmrook. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are allowed?

Your solicitor will review the registered title as conveyancing in Holmrook can on occasion reveal restrictions in the title deeds which restrict certain changes or necessitated the consent of another owner. Some works call for local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Is it the case that all Holmrook solicitor practices on the Kent Reliance conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

I can not fathom if my bank requires a lease extension. I have telephoned my Holmrook building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Holmrook conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The solicitor has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Holmrook for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Holmrook conveyancing specialists.

Just had an offer accepted on a new build apartment in Holmrook. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Holmrook

Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My wife and I purchased a leasehold flat in Holmrook. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Holmrook who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Holmrook conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a ground floor flat in Holmrook, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Holmrook with an extended lease are worth £180,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2083

With just 59 years remaining on your lease the likely cost is going to range between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

Are you able to shed any light on the extent of conveyancing dealt with by Holmrook conveyancing solicitors?

Most Holmrook conveyancing practices will carry out a number of services to residential and agricultural land proprietors, sellers, investors, freeholders and tenants which may include:

Home sale conveyancing in Holmrook or nationally Private residential purchase conveyancing in Holmrook and also around the country Shared equity conveyancing nationwide rather than isolated to Holmrook Holmrook conveyancing for Conveyancing for repossessed property Help to Buy Conveyancing in Holmrook and beyond purchase, disposal and subdivision of land