At what point can the exchange of contracts take place for residential conveyancing in Groby and am I required to be at the conveyancers branch?

Where you are local to one of the conveyancing solicitors in Groby you are invited in to sign contracts. However, the firms we recommend provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Groby)to be in the office at the appropriate time.

Me and my brother own a renovated Georgian property in Groby. Conveyancing solicitor represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read 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 Groby and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the purchase.

Due to the encouragement of my in-laws I had a survey completed on a house in Groby prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may not grant a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Groby. Conveyancing may be slightly more expensive based on your lender's requirements.

We expect to complete the disposal of our £150,000 flat in Groby in 5 days. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Groby?

For the majority of leasehold sales in Groby conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in Groby Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Groby leasehold premises is £350. For Groby conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I purchased a garden flat in Groby, conveyancing was carried out in 2004. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Groby with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2085

You have 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 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 the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

My lawyers in Groby have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.