This question may be naive but I am new to the home moving as a 1st time buyer of a garden flat in Dunstable. Do I receive the keys to the house on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Dunstable?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you should be able to receive the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.

We are purchasing a end of terrace house in Dunstable. Our aim is to convert the garage to a playroom at the property.Will legal work on the property involve investigations to determine if these alterations are permitted?

Your solicitor should check the registered title as conveyancing in Dunstable can on occasion identify restrictions in the title deeds which prevent categories of alterations or require the consent of a 3rd party. Some additions require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I am expecting a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Dunstable solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Dunstable solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

Should my lawyer be asking questions about flooding as part of the conveyancing in Dunstable.

Flooding is a growing risk for lawyers dealing with homes in Dunstable. There are those who acquire a property in Dunstable, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Dunstable. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine whether the premises has suffered from flooding. In the event that the property has been flooded in past which is not notified by the owner, then a buyer could bring a claim for damages resulting from an incorrect answer. A buyer’s conveyancers should also order an enviro report. This will disclose if there is any known flood risk. If so, more detailed investigations will need to be carried out.

Due to the guidance of my in-laws I had a survey completed on a property in Dunstable ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend refuse to issue a mortgage on such a property.

It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dunstable. Conveyancing may be slightly more expensive based on your lender's requirements.

Is it simple use your search tool to locate a conveyancing solicitor in Dunstable on the approved list for my lender?

Step one is to select a lender such as Barclays , Skipton Building Society or Alliance & Leicester then specify your location such as Dunstable. Conveyancing practices in Dunstable and beyond should be identified.

I have just appointed agents to market my 2 bed apartment in Dunstable. Conveyancing is yet to be initiated, however I have recently received a yearly maintenance charge invoice – what should I do?

It best that you clear the invoice as usual because all ground rent and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I acquired a ground floor flat in Dunstable, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Dunstable with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2077

With just 52 years left to run the likely cost is going to span between £29,500 and £34,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.