As someone unfamiliar with conveyancing in Coxhoe what’s the number one tip you can give me for the legal transfer of property in Coxhoe

Not many law firms shout this from the rooftops but conveyancing in Coxhoe or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the transaction. For instance, the seller, property agent and sometimes the bank. Appointing a lawyer for your conveyancing in Coxhoe an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose role it is to act in your legal interests and to protect you.

Sometimes a third party with a vested interest may attempt to persuade you that it is in your interests to do things their way. As an example, the property agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your mortgage broker may try to convince you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Melton Mowbray Building Society conveyancing panel for example in Coxhoe?

We have not been informed any plans on the part of the BSA to develop such a tool.

Have just purchased a probate house at auction in Coxhoe. Conveyancing is required. What are my next steps?

Now that you have to all intents and purposes signed on the dotted line you now have to appoint a conveyancing solicitor soon as you are facing a pending a fixed date to complete the purchase. All auction property will ordinarily have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

After shopping around on the internet I have found a Coxhoe conveyancing practitioner having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Coxhoe surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

After what feels like an age I have had an offer on a maisonette in Coxhoe accepted, but there is a chain. The vendors have offered on a property, however it’s not yet agreed to, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Coxhoe. What should be my next step? When do I get the mortgage application with Santander going?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Coxhoe conveyancing search costs, etc). First, you must check that your property lawyer is on the Santander conveyancing panel. As to the next stages this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. During a buoyant market many purchasers would apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with the conveyancing in Coxhoe.

Me and my brother own a terraced Georgian property in Coxhoe. Conveyancing practitioner represented me and Britannia. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. Is it worth asking Britannia to clarify?

You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coxhoe and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who completed the work.

I am on look out for some leasehold conveyancing in Coxhoe. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and 99.9% are in Coxhoe - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 2 bed flat in Coxhoe, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Coxhoe with a long lease are worth £191,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2078

You have 53 years left to run we estimate the price of your lease extension to range between £27,600 and £31,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.