I am looking for value for money conveyancer. Should I go for for a national conveyancer rather than a local Grenoside conveyancing lawyer?

Grenoside is a unique place, where local insight helps. The relaxed pace of life is great – but not when it comes to your house move. The conveyancers that we recommend providing specialist Grenoside insight with a positive, can doattitude that ensures everything runs smoothly. It is a definite plus that they can make use of established connections with mortgage brokers, estate agents, surveyors and counterpart Grenoside conveyancing solicitors

I am the only beneficiary of my late father’s will and I have everything in my name now, including the house in Grenoside. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in October. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this provision is chiefly there to identify the purchase and immediately sell or the quick reselling of property.

Does a directory service exist listing Coventry BS panel conveyancers in Grenoside on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are seeking to appoint a Grenoside solicitor on the Coventry BS please make the most of our facility.

I can not work out if my mortgage offer requires a lease extension. I have called my Grenoside building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Grenoside conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?

The lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial premises in Grenoside?

Its becoming the norm that commercial conveyancing solicitors in Grenoside will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Grenoside. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Grenoside.

For each commercial conveyancing transaction in Grenoside it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Grenoside commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Grenoside.

I own a semi-detached Georgian house in Grenoside. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register as there may be 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 Grenoside and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.

Having had my offer accepted I require leasehold conveyancing in Grenoside. Before I get started I would like to find out the remaining lease term.

Assuming the lease is registered - and almost all are in Grenoside - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1 bedroom flat in Grenoside, conveyancing was carried out in 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Grenoside with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2097

With only 72 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.