We're in Appleton, First timers buying with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

It has been four months following my purchase conveyancing in Appleton completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I opted to have a survey done on a house in Appleton prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks will not grant a loan on a flying freehold home.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Appleton. Conveyancing will be smoother if you use a solicitor in Appleton especially if they are acquainted with such properties in Appleton.

Taking into account that I am about to part with 450k on a two bedroom apartment in Appleton I wish to have a conversation with the conveyancer concerning thehome move before appointing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be carrying out your property ownership legalities in Appleton.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Appleton should be the amount on the final invoice that you end up paying.

I am looking at a two flats in Appleton which have about forty five years remaining on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold flat in Appleton is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the value of the premises. The majority of purchasers and lenders, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Appleton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I bought a split level flat in Appleton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Appleton with an extended lease are worth £176,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2105

You have 80 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.