I am acquiring a house mortgage free in Castle Eden. I have lived for the previous Seventeen years in Castle Eden. Conveyancing searches are exorbitant. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then all but one or two of the Castle Eden conveyancing searches are optional. Your lawyer will try and sway you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of advice. Do consider; if you are likely to sell the house in the future, it may be of interest to your prospective purchaser what the searches contain. There are plenty of instances where properties with apparent issues can still reveal negative search results. A good conveyancing solicitor in Castle Eden will provide you some helpful advice in this regard.

Our bank has recommended solicitors on their panel based in Castle Eden but I would rather instruct a conveyancing lawyer in Castle Eden or nearer to where I live. Are you able to help?

The minority of Castle Eden conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to choose a Castle Eden conveyancing firm on the on the mortgage company panel.

I own a semi-detached Victorian property in Castle Eden. Conveyancing solicitor acted for me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. Is it worth asking Britannia to clarify?

You need to assess the Freehold register you have again and check the Charges Register for 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 Castle Eden and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the conveyancing.

What does commercial conveyancing in Castle Eden cover?

Castle Eden conveyancing for business premises incorporates a wide array of services, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Do you have any top tips for leasehold conveyancing in Castle Eden with the intention of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Castle Eden can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
Many landlords or managing agents in Castle Eden levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Castle Eden. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unresolved. Some Castle Eden leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

I acquired a 2 bed flat in Castle Eden, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Castle Eden with over 90 years remaining are worth £207,000. The average or mid-range amount of ground rent is £60 yearly. The lease ends on 21st October 2080

With just 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.