I require conveyancing for an apartment in a relatively new development (6 years built) in Arnold. The vast majority the appartments are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Arnold?

If you are buying a property with the assistance of a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Arnold conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to another solicitor for your conveyancing in Arnold.

Can I be sure that the Arnold conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Arnold seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.

I'm in the process of looking at houses in Arnold and I am now considering a potential offer. Should I already have a lawyer appointed at this stage? I will be getting a mortgage with Clydesdale.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

I have decided to exercise my right to buy my property in Arnold off the council. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

My wife and I have a 4 bedroom Edwardian property in Arnold. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnold and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who completed the work.

We're FTB’s - agreed a price, but the selling agent has warned us that the vendor will only move forward if we appoint the agent's chosen lawyers as they need a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Arnold

It is improbable the vendors are behind this. Should the seller desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Arnold conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or meet his conveyancing targets set by head office.

I have recently realised that I have Seventy years remaining on my flat in Arnold. I now wish to extend my lease but my landlord is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. For most situations a specialist may be useful to carry out a search and prepare a report which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Arnold.

Arnold Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

How is the lease structured? The prefered form of lease structure is a share of the freehold. In this situation the tenants enjoy being in charge if their destiny and even though a managing agent is often retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. It is important to be aware whether a new roof is being put on or some other major work is anticipated that will be shared by the tenants and will dramatically impact the level of the maintenance charges or necessitate a one off payment.