Various web forums that I have frequented warn that are a common cause of obstruction in Aylsham conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Aylsham.

Are there restrictive covenants that are commonly identified during conveyancing in Aylsham?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Aylsham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Aylsham differ for newly converted properties?

Most buyers of new build premises in Aylsham approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Aylsham tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Aylsham or who has acted in the same development.

I've recently bought a leasehold house in Aylsham. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee 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. A critical element of leasehold conveyancing for your conveyancer to ensure 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 bought a split level flat in Aylsham, conveyancing formalities finalised in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Aylsham with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease ceases on 21st October 2082

With only 57 years unexpired the likely cost is going to range between £28,500 and £33,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I happen to be an executor of my recently deceased mother’s Will, with a house in Aylsham which is to be marketed. The house is unregistered at HMLR and I'm advised that many buyers solicitors will insist that it is completed before they'll move forward. What's the mechanism for this?

In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.