I am acquiring a property without a mortgage in Emsworth. I have been residing for the previous Seventeen years in Emsworth. Conveyancing searches are a lot of money. 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 almost all of the Emsworth conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to take that path of guidance. One thing to take into account; if you are going to sell the house in the future, it may be of importance to your prospective buyer what the searches reveal. On occasion premises with no practical issues can still reveal unpredicted search results. A good conveyancing solicitor in Emsworth should be able to give you some helpful advice here.

I am purchasing a new build house in Emsworth with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my conveyancer about the side-deal as it would affect my loan with Alliance & Leicester . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Emsworth I like with a park and station nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Emsworth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

Is it best to use a Emsworth conveyancing lawyer based in the vicinity that I am buying? An old friend can deal with the legal work but her office is 400kilometers drive away.

The primary upside of using a high street Emsworth conveyancing practice is that you can pop in to sign documents, present your ID and pester them if necessary. Having local Emsworth know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and they were impressed that should outweigh using an unknown Emsworth conveyancing lawyer just because they are based in the area.

Expecting to complete next month on a basement flat in Emsworth. Conveyancing lawyers assured me that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Emsworth should include some of the following:

You should know if the lease permits you to alter or upgrade anything in the flat- you must know whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is required Specifying your rights in relation to the communal areas in the building.By way of example, does the lease grant a right of way over a path or hallways? What options are open to you if a neighbour breaches a clause of their lease? Who has the liability to repair and maintain the building. It is important that you know which party is duty bound to repair and maintenance of every part of the building What the implications are if you breach a clause of your lease?

I am the registered owner of a 2 bed flat in Emsworth, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Emsworth with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2079

With only 60 years unexpired we estimate the premium for your lease extension to span between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.