I have been told that property searches are the number one cause of delay in Astley house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Astley.

I'm buying a new build house in Astley with a mortgage from . The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about this extras as it would impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Astley is the location of the property. Is there any guidance you can give?

Flying freeholds in Astley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Astley you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Astley may determine 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 premises.

Should I instruct a Astley conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can deal with the legal work however they are based 400kilometers drive away.

The benefit of a high street Astley conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Astley know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were happy that must surpass using an unfamiliar Astley conveyancing lawyer just because they are based in the area.

Having checked my lease I have discovered that there are only Fifty years remaining on my lease in Astley. I need to get lease extension but my freeholder is absent. What should I do?

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 enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have done all that could be expected to locate the freeholder. For most situations an enquiry agent would be helpful to try and locate and prepare an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Astley.

I inherited a basement flat in Astley, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Astley with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do 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 you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.