We are planning to move home in October. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Breaston. Conveyancing lawyer was chosen prior to coming across this page.

On the day of completion you can pick up the house keys from your property agent however this can only occur when the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you will need to advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Breaston or a legal practice that specialises in conveyancing in Breaston.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being difficult. The Breaston solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Our offer on a property in Breaston has been agreed to, but there is a chain. The sellers have offered on somewhere, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Breaston. What should be my next step? When do I get the mortgage application with TSB going?

It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Breaston conveyancing search costs, etc). First, you should check that your conveyancer is on the TSB conveyancing panel. Regarding the next steps this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a hot market some purchasers will apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they request their solicitor to move forward with searches.

Are there restrictive covenants that are commonly identified as part of conveyancing in Breaston?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Breaston. 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…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Breaston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Breaston

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Due to the advice of my in-laws I had a survey completed on a property in Breaston before instructing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies may refuse to issue a mortgage on such a home.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Breaston. Conveyancing may be slightly more expensive based on your lender's requirements.

I wish to rent out my leasehold apartment in Breaston. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

The lease dictates the relationship between the freeholder and you the flat owner; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Breaston do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I bought a basement flat in Breaston, conveyancing formalities finalised 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Breaston with an extended lease are worth £265,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2100

You have 76 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.