I just acquired a property at auction in Arnold. Conveyancing is necessary. What is next?

Now that you are legally committed yourself to purchase you now have to hire the services of a conveyancing practitioner as a matter of urgency as you are facing a tight a fixed date to complete the property. All auction property will have an associated auction pack. This will include evidence of title and search results. If you have purchased leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must pass this on to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete on the date specified in the contract.

I am currently in the process of buying my council flat in Arnold. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I am selling my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being difficult. The Arnold solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I need some expedited conveyancing in Arnold as I have pressure to complete inside one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

As you are not taking a mortgage you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Arnold the following are instances of what can crop up and adversely affect future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Road Schemes,...

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Arnold is where the house is located. Can you offer any assistance?

Flying freeholds in Arnold are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Arnold you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arnold may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I need to find a conveyancing solicitor for sale conveyancing in Arnold. I happened to land on a web site which looks to be the perfect solution If there is a chance to get all this stuff completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I work for a busy estate agency in Arnold where we have witnessed a number of leasehold sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Arnold conveyancing firms. Can you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I am the registered owner of a 2 bed flat in Arnold, conveyancing formalities finalised in 2006. Can you work out an approximate cost of a lease extension? Equivalent properties in Arnold with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2083

With only 64 years unexpired the likely cost is going to range between £15,200 and £17,600 as well as legals.

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 detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.