I am being told by my lawyer that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Blakedown?

The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.

When it comes to mortgage companies such as Kent Reliance, do Blakedown property lawyers face a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

About to purchase maisonette in Blakedown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Blakedown conveyancing practitioner is on the Skipton conveyancing panel.

I have been told that property searches are the main reason for obstruction in Blakedown conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Blakedown.

Have completed on a a detached house in Blakedown , What is the estimated time for the Land Registry to record the transfer to my name? My Blakedown conveyancing solicitor has been very slow, so I want to be certain that my ownership is registered.

As far as conveyancing in Blakedown is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry need to notify any 3rd parties. At present approximately 80% of such applications are fully dealt with within 12 days but some can be subject to longer delays. Registration is effected once the purchaser is living at the premises thus post completion formalities is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.

I am employed by a reputable estate agency in Blakedown where we have experienced a few flat sales put at risk due to short leases. I have received conflicting advice from local Blakedown conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease 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 can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with 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 1st floor flat in Blakedown, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Blakedown with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2097

With just 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

What advice do you have for searching for auction conveyancing in Blakedown?

Option 1 is to ask your friends and family who they would recommend. Second, search the internet for conveyancing in Blakedown. Call a couple or more firms from the list and ask them to email you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you make your decision. Option 3 is to make use of our search tool to help you find the right lawyers taking into account your unique factors including location,speed, complexity and who the proposed mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Blakedown