My solicitor has uncovered a a problem with the lease for the property we are purchasing in Lake. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer has advised that he must be satisfied that the mortgage company is content with this solution. Are we the client or is the lender?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions must be adhered to.

About to purchase a new build flat in Lake. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Lake

Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Should I instruct a Lake conveyancing lawyer in close proximity to the house I am purchasing? An old friend can carry out the legal work but his firm is located 400kilometers away.

The primary upside of using a high street Lake conveyancing practice is that you can attend the office to sign paperwork, present your ID and pester them if necessary. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were happy that should trump using an unknown Lake conveyancing lawyer just because they are local.

Back In 2004, I bought a leasehold flat in Lake. Conveyancing and Coventry Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Lake who previously acted has now retired. Do I pay?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Lake conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a leasehold flat in Lake, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Lake with over 90 years remaining are worth £171,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2099

You have 79 years left to run the likely cost is going to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

Why is it not possible to complete our conveyancing in Lake on a bank holiday?

Because on completion the money needs to be transferred electronically between the banks of the buyer and seller's solicitor and currently this can only take place on a working day. It is not possible to complete on a saturday or sunday either.