My partner and I have just bought a house in Acklam. We have noticed several issues with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Acklam?

The question is vague as what problems have arisen and if they are relate to conveyancing in Acklam. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, the vendor fills in a document called a SPIF. If the information provided is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Acklam.

A colleague advised me that where I am purchasing in Acklam I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Acklam conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Acklam around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Acklam Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Acklam.

I used Action Conveyancing several years past for my conveyancing in Acklam. I now require my file however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Acklam of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In surfing the web for the term cheap conveyancing in Acklam it reveals many solicitorsin the vicinity. How do I determine which is the suitable conveyancer for my move?

The best way of finding a suitable conveyancer is via personal referral, so ask friends and relatives who have bought a property in Acklam or a reputable estate agent or financial adviser. Costs for conveyancing in Acklam vary, so it's sensible to request a minimum of four costs illustrations from different solicitors. Make sure that you know that the fees are fixed.

I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Acklam. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Acklam are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Acklam in which case you should be looking for a Acklam conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your lawyer should appraise you on the various issues.

I acquired a 2 bed flat in Acklam, conveyancing was carried out in 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Acklam with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2089

With just 65 years remaining on your lease we estimate the price of your lease extension to span between £13,300 and £15,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.