My wife and I own a semi-detached Edwardian property in Bessacarr. Conveyancing solicitor represented me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Bank of Ireland to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be 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 Bessacarr and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the purchase.

Just had an offer accepted on a new build apartment in Bessacarr. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bessacarr

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My husband and I are FTB’s - had an offer accepted, yet the property agent advised that the seller will only issue a contract if we appoint the agent's chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Bessacarr

We suspect that the owner is unaware of this request. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your own,trusted Bessacarr conveyancing firm - not the ones that will earn the estate agent a commission or meet his conveyancing figures demanded by HQ.

I am a negotiator for a busy estate agency in Bessacarr where we have witnessed a few leasehold sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Bessacarr conveyancing firms. Please can you clarify whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord 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.

Leasehold Conveyancing in Bessacarr - A selection of Questions you should ask Prior to buying

Generally speaking the cost for major works tend not to be built into the service charges, albeit that a few managing agents in Bessacarr obliged leasehold owners to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. How long is the Lease? Be sure to find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Bessacarr. If you like the propertyin Bessacarr but your dog is not allowed to move with you then you will be faced hard choice.

I have recently placed an offer on an apartment in Bessacarr and the mortgage adviser that we are dealing with recommended his conveyancer. He quoted nine hundred pounds excluding VAT and 3rd party costs. Does this sound expensive?

Don't just go on a single quote. You should seek like-for-like quotes for your conveyancing in Bessacarr. Then choose one that you trust and just as important, is on the approved list of the lender that you have applied for a mortgage from.