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Recently asked questions about conveyancing in Garstang

As someone not used to the Garstang conveyancing process what’s your top tip you can impart for the ownership transfer in Garstang

Not many law firms or advisers will tell you this but conveyancing in Garstang or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the transaction. E.g., the seller, property agent and even potentially the lender. Appointing a law firm for your conveyancing in Garstang is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose role it is to act in your legal interests and to protect you.

There is a worrying creep in the "blame" culture- someone must be at fault for the process being so protracted. You should always trust your conveyancer above all other players when it comes to the legal transfer of property.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Garstang is where the house is located. What do you suggest?

Flying freeholds in Garstang are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Garstang you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garstang may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I better off to appoint a Garstang conveyancing solicitor in close proximity to the house I am buying? An old friend can deal with the conveyancing however his firm is located a couple of hundredkilometers away.

The primary upside of using a high street Garstang conveyancing practice is that you can drop in to execute paperwork, present your identification documents and pester them where appropriate. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that must surpass using an unknown Garstang conveyancing lawyer just because they are based in the area.

Back In 2008, I bought a leasehold flat in Garstang. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Garstang who acted for me is not around. Any advice?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Garstang conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I invested in buying a 2 bed flat in Garstang, conveyancing formalities finalised in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Garstang with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2079

With just 61 years left to run the likely cost is going to range between £19,000 and £22,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

Why do Garstang conveyancing fees differ for leasehold and freehold properties?

Leasehold conveyancing in Garstang will often involve additional due diligence such as reviewing the lease, corresponding with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.

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Find out more about how flying freehold can affect your the value of a property.