I am in the process of mortgaging my property in Earlswood, does my lawyer need to be on the Skipton Solicitor panel?

There is nothing to stop you using your solicitor, but Skipton will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Earlswood?

Many commercial conveyancing solicitors in Earlswood will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Earlswood. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Earlswood.

For every commercial conveyancing transaction in Earlswood it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Earlswood commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Earlswood.

I used Arc property Solicitors a few years ago for my conveyancing in Earlswood. I now require my papers but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Earlswood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a ground for flat up to £305k and found one near me in Earlswood I like with amenity areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Earlswood suitable, 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 shortness of the lease will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

I am employed by a reputable estate agent office in Earlswood where we have experienced a few flat sales derailed due to short leases. I have been given conflicting advice from local Earlswood conveyancing firms. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Earlswood - Sample of Questions you should ask before buying

Best to be warned whether changing the roof or some other major work is coming up to be shared between the tenants and will materially increase the the maintenance fees or necessitate a one off invoice. It would be a good idea to investigate if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Earlswood. If you like the flatin Earlswood yet your cat can’t make the move with you then you will be presented with a difficult determination. The prefered form of lease structure is a share of the freehold. In this arrangement the lessees have being in charge if their destiny and notwithstanding that a managing agent is usually employed where it is bigger than a house conversion, the managing agent is directed by the tenants.