Last May we completed a house move in Essington. We have since encountered a number of problems with the property which we suspect were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Essington?

The query is not clear as what problems have arisen and if they are unique to conveyancing in Essington. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor answers a questionnaire referred to as a SPIF. answers ends up being misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Essington.

Do I have to pop into the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Essington so that I can pop in to their offices when needed.

Most approved lawyers for lenders carry out their work via Royal Mail, e-mail or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in the country. That being said you can check if you can still book an appointment to visit conveyancing lawyer if needed.

I need some expedited conveyancing in Essington as I am faced with an ultimatum to sign on the dotted line in less than 2 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?

As you are not taking a home loan you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Essington the following are examples of what can be revealed and therefore impact the marketability of the property: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I bought my apartment on 12 July and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Essington expressed confidence that it will be dealt with in a couple of weeks. Are transfers in Essington particularly slow to register?

There is nothing unique when it comes to conveyancing in Essington registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. At present in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration takes place once the purchaser has moved in to the premises so 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I am attracted to a two apartments in Essington which have in the region of fifty years remaining on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Essington. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. This is why it is generally wise to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this area.

I own a 1st floor flat in Essington, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Essington with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2085

With 60 years remaining on your lease we estimate the price of your lease extension to be between £20,000 and £23,000 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.