I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Flamborough. The vast majority the properties are already occupied. Is it strictly necessary to order conveyancing searches for my conveyancing in Flamborough?

Conveyancing Searches are a central link in the Flamborough conveyancing process. There are a large number of companies who offer Flamborough conveyancing searches, as well direct from the local authority. These are usually referred to as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

Should lawyers ask for an advanced payment when it comes to conveyancing in Flamborough?

If you are buying a property in Flamborough your lawyer will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the purchase price then this will be asked for immediately before contracts are exchanged. The final balance that is needed will be payable shortly before completion.

My wife and I have a renovated Edwardian house in Flamborough. Conveyancing solicitor acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Flamborough and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who carried out the work.

I am a fortnight into a residential purchase having been directed to conveyancers by the estate agent to perform conveyancing in Flamborough. I am am very dissatisfied with the level of service. Can you help me find new lawyers?

They would have to be really bad to suggest changing them. Has your mortgage been generated? In the event that it has you need to make them aware of the new contact details and ensure the offer are re-issued. Your solicitor ideally should be on the banks approved list to avoid escalating costs and delays. That should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a bank approved solicitor for your conveyancing in Flamborough

What are the frequently found problems that you encounter in leases for Flamborough properties?

There is nothing unique about leasehold conveyancing in Flamborough. All leases are unique and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Royal Bank of Scotland, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.

I bought a split level flat in Flamborough, conveyancing having been completed in 2012. Can you work out an approximate cost of a lease extension? Corresponding properties in Flamborough with a long lease are worth £260,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2099

With only 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.