I have recentlyfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Lapworth for a purchase of a leasehold flat 12 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lapworth conveyancing specialists.

How does conveyancing in Lapworth differ for new build properties?

Most buyers of new build premises in Lapworth approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because developers in Lapworth usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lapworth or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Lapworth I like with amenity areas and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Lapworth in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan that many years will likely be a potential deal breaker. Reduce the offer 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 twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Lapworth and how can you help?

The particular law that you refer to provides protection to business tenants, giving them the right to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Lapworth is one of our many areas of the UK in which our lawyers are based

I was advised by my lender that their approved lawyers operate no sale no fee basis for conveyancing in Lapworth. I had a purchase fall through nevertheless the conveyancers have requested search fees! They say the fees are nothing to do with their fees!

By offering "no move no fee" Lapworth conveyancing lawyers are writing off their fees for any work conducted. We must stress this does not constitute an insurance scheme. Disbursements aren’t covered – where the conveyancer have to pay money out to other people, for example Lapworth local search fees