It is a dozen years since I acquired my property in Immingham. Conveyancing solicitors have just been retained on the sale but I am unable to locate the title deeds. Will this cause complications?

Don’t worry too much. First there is a chance that the deeds will be retained by the lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Immingham involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

We are aiming to move home in September. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Immingham. Conveyancing firm was organised prior to coming across this website.

On the day of completion you can pick up the house keys from your selling agent however this can only occur after the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you find a residential property solicitor in Immingham or a lawyer with expertise in conveyancing in Immingham.

Can I be sure that the Immingham conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Immingham seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your transaction.

My fiancee and I are spending time looking at apartments in Immingham and I am now considering a potential offer. Is it sensible to have a lawyer on ‘stand by’? I will be getting a mortgage with Santander.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.

I have been on the look out for a flat up to £305k and identified one round the corner in Immingham I like with a park and railway links in the vicinity, however it only has 61 years on the lease. There is not much else in Immingham suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

What are your top tips when it comes to choosing a Immingham conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Immingham conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Immingham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

Can they put you in touch with clients in Immingham who can give a testimonial? How many lease extensions have they carried out in Immingham in the last year?

I acquired a ground floor flat in Immingham, conveyancing having been completed November 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Immingham with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2084

With 65 years unexpired the likely cost is going to range between £13,300 and £15,400 as well as professional fees.

The figure 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 a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered 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 before seeking the advice of a professional.

I need to consider costs for conveyancing in Immingham from three solicitor and choose one. Do I ask them to sit tight until I a suitable house to buy.

We would recommend that you wait to request your solicitor to start work and order searches once the sales confirmation has been sent by the estate agent particularly as Immingham conveyancing searches are a couple of hundred pounds.