Last March we completed a house move in Alvaston. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Alvaston?

The question is vague as to the nature of the problems and if they are specific to conveyancing in Alvaston. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, a property owner answers a document called a Seller’s Property Information Form. If the information ends up being inaccurate, you could possibly take legal action against the vendor 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 Alvaston.

My friend suggested that where I am buying in Alvaston I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Alvaston conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Alvaston around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Alvaston Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Alvaston Education with plans and statistics, Local Amenities and other useful information regarding Alvaston.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Alvaston. Conveyancing is necessary evil 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 are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Alvaston

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.

In my capacity as executor for the estate of my aunt I am disposing of a house in Neath but reside in Alvaston. My lawyer (approximately 260 kilometers awayneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Alvaston who can attest this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Alvaston based

I've recently bought a leasehold flat in Alvaston. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a 1st floor flat in Alvaston, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Alvaston with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2082

You have 63 years left to run we estimate the price of your lease extension to be between £16,200 and £18,600 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.