Last October we completed a house move in Flitwick. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Flitwick?

The query is vague as what problems have arisen and if they are specific to conveyancing in Flitwick. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a questionnaire called a Seller’s Property Information Form. answers ends up being inaccurate, you may have a misrepresentation claim against the seller 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 Flitwick.

I have recentlyfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Flitwick for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Flitwick conveyancing specialists.

How does conveyancing in Flitwick differ for new build properties?

Most buyers of new build property in Flitwick approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Flitwick tend to buy the site, 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 property lawyers 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 accustomed to new build conveyancing in Flitwick or who has acted in the same development.

I have been pointed in your direction by a number of selling agents in Flitwick to find a solicitor using your seach tool. Is there a financial inducement for Estate Agents to recommend your lawyers ahead of a competitor’s?

We don’t give any commission for directing people our way. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

My wife and I purchased a leasehold house in Flitwick. Conveyancing and The Royal Bank of Scotland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Flitwick who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Flitwick conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a 1 bedroom flat in Flitwick, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Flitwick with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2085

With just 59 years unexpired we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.