We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a Coven based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel solicitors should you take up the "fee-free" incentive. Contact the bank and check if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Coven.

three months have elapsed following my purchase conveyancing in Coven concluded. I have checked the Land Registry site which shows that I paid £150,000 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Coven is the location of the property. Can you shed any light on this issue?

Flying freeholds in Coven are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Coven you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coven may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am tempted by the attractive purchase price for a two maisonettes in Coven which have approximately fifty years left on the leases. Will this present a problem?

There are plenty of short leases in Coven. The lease is a right to use the premises for a prescribed time frame. As a lease gets shorter the marketability of the lease decreases and it becomes more costly to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area.

I am the registered owner of a 1 bedroom flat in Coven, conveyancing was carried out in 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Coven with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease terminates on 21st October 2090

With 65 years unexpired the likely cost is going to span between £13,300 and £15,400 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

I am buying a house and require a conveyancing solicitor in Coven who is on the lender solicitor panel. Can you recommend a Coven or local Coven solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who do conveyancing in Coven. We dont recommend any particular firm.