I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Felixstowe. 95% of the flats have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Felixstowe?

A big part of the Felixstowe legal transfer of property is the conveyancing searches. There are hundreds companies delivering Felixstowe conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.

I need some fast conveyancing in Felixstowe as I am under an ultimatum to complete inside 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash purchaser you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Felixstowe the following are instances of issues that can appear and adversely affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

How does conveyancing in Felixstowe differ for newly converted properties?

Most buyers of new build premises in Felixstowe come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Felixstowe tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Felixstowe or who has acted in the same development.

I want to rent out my leasehold apartment in Felixstowe. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your last Felixstowe conveyancing lawyer is not around you can review your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain consent via your landlord or other appropriate person before subletting. This means that you cannot sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.

I bought a 2 bed flat in Felixstowe, conveyancing formalities finalised August 2003. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Felixstowe with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ceases on 21st October 2081

With 57 years unexpired we estimate the price of your lease extension to be between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should 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 want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

My step-mother purchased her house in Felixstowe in 2007. She has been married, divorced and is now married again. She now wishes to the sell the Felixstowe property. I believe she will simply be requested to provide a copy of her marriage papers to the conveyancing practitioner but she is worried it will hold up the conveyancing. Should she appoint a conveyancing practitioner to update the title details for the house?

It is not absolutely necessary to update the title for the property providing you have the evidence needed to show how the name change occurred.

The purchaser’s property lawyer will check the title details and request evidence by way of proof of the name change e.g. marriage documentation.