Our Barlaston and Tittensor solicitor has uncovered an inconsistency when comparing the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My lawyer has advised that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

It is 10 years ago since I acquired my property in Barlaston and Tittensor. Conveyancing lawyers have just been retained on the sale but I can't track down my title deeds. Will this cause complications?

Don’t worry too much. First there is a chance that the deeds will be kept by the mortgage company or they could be archived with the lawyers who acted in your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Barlaston and Tittensor relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I need some quick conveyancing in Barlaston and Tittensor as I have pressure to sign on the dotted line within one month. Fortunately I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not taking a mortgage you are at liberty not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Barlaston and Tittensor the following are instances of what can appear and therefore impact the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Railway Schemes,...

I am looking for a ground for flat up to £195,000 and identified one near me in Barlaston and Tittensor I like with amenity areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Barlaston and Tittensor in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I have just appointed agents to market my ground floor flat in Barlaston and Tittensor. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly service charge invoice – Do I pay up?

It best that you discharge the maintenance contribution as usual because all ground rent and service invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I acquired a ground floor flat in Barlaston and Tittensor, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Barlaston and Tittensor with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease runs out on 21st October 50

With just 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.