My partner and I have recently bought a property in Brixworth. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Brixworth?

The question is vague as to the nature of the problems and if they are unique to conveyancing in Brixworth. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a questionnaire called a SPIF. answers provided is inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Brixworth.

We are buying a victorian detached house in Brixworth. Our aim is to convert the garage to an office at the house.Will legal due diligence on the property involve investigations to ascertain if these works are allowed?

Your property lawyer should check the registered title as conveyancing in Brixworth will sometimes identify restrictions in the title deeds which prevent certain works or need the consent of a 3rd party. Certain works call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I'm in the process of viewing apartments in Brixworth and I am about to put in an offer. Is it advisable to have my property lawyer on ‘stand by’? I intend to finance via a mortgage with Bank of Ireland.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

I have finally had an offer on a flat in Brixworth agreed to, the vendors do however have a connected purchase. The vendors have put an offer on somewhere, but it’s not yet agreed to, and are looking at other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Brixworth. What should be my next step? At what point do I apply for the mortgage with Barclays?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Brixworth conveyancing search fees, etc). First, you should check that your conveyancer is on the Barclays conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. In a hot market some purchasers would apply for the mortgage with Barclays and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with searches.

2 months have gone by since my purchase conveyancing in Brixworth concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I have been on the look out for a ground for flat up to £305k and identified one close by in Brixworth I like with a park and railway links nearby, however it only has 52 years on the lease. There is not much else in Brixworth in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

I've found a house that appears to meet my requirements, at a great price which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Brixworth. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

Most houses in Brixworth are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Brixworth in which case you should be looking for a Brixworth conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your solicitor will report to you on the legal implications.

Brixworth Leasehold Conveyancing - A selection of Queries before buying

Its a good idea to find out as much as you can concerning the company managing the block as they can either make life much simpler or uncomfortable. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the common parts. You should not be afraid to ask other people whether they are happy with them. Finally, find out the dates that the maintenance fees are due to the managing agents and specifically what it includes. It would be a good idea to investigate if the the lease contains any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Brixworth. If you like the propertyin Brixworth yet your dog is not allowed to make the move with you then you have a very difficult determination. Many Brixworth leasehold properties will have a service bill for maintenance of the building levied by the management company. Should you acquire the flat you will have to meet this charge, normally quarterly accross the year. This may be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent to be met annual, normally this is not a exorbitant sum, say around £50-£100 but you should to check as occasionally it could be prohibitively expensive.