As someone not used to conveyancing in Long Stratton what is your top tip you can impart for the ownership transfer in Long Stratton

Not many law firms shout this from the rooftops but conveyancing in Long Stratton and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the legal transfer of property. For instance, the vendor, selling agent and sometimes your bank. Appointing a solicitor for your conveyancing in Long Stratton is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to act in your legal interests and to keep you safe.

We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you should always trust your lawyer ahead of all other players in the home moving process.

My brother-in-law has suggested I instruct a conveyancing solicitor in Long Stratton. I need to find out whether they are on the Nottingham Building Society approved list of lawyers. Can you assist?

You should contact the solicitor and ask them whether they are on the lender panel. Alternatively you can call Nottingham Building Society who may be able to confirm.

Will our lawyer be raising enquiries regarding flooding as part of the conveyancing in Long Stratton.

The risk of flooding is if increasing concern for lawyers dealing with homes in Long Stratton. Plenty of people will buy a property in Long Stratton, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Long Stratton. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may issue a legal claim for losses stemming from an misleading response. A buyer’s conveyancers may also conduct an environmental search. This will reveal whether there is a recorded flood risk. If so, further investigations should be conducted.

I wish to let out my leasehold apartment in Long Stratton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Even though your last Long Stratton conveyancing lawyer is no longer around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you need to obtain permission from your landlord or some other party before subletting. The net result is that you cannot sublet without first obtaining permission. Such consent should not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

I acquired a ground floor flat in Long Stratton, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Long Stratton with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2088

You have 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

Myself and my partner have recently had an offer agreed on a flat and had meeting on Monday with the Post Office for the mortgage. They warned me that when it comes to choosing a conveyancing practitioner that unless they are on their approved list of lawyers then we will incur an extra charge of £250+. This is is due to the fact that they would then have to appoint a property lawyer to act for them as well as the one we appoint on our behalf and we are liable for their fees. I have requested the Post Office to provide me with a list so I can obtain quotes only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is their an easier way of going about this?

You can enquire of the Post Office what their panel criteria is for a conveyancer.Thereafter ask the solicitor of your choice whether they fit that criteria and have they acted on loans for the Post Office historically. Where the answer to those is yes, then just double check with the Post Office. Another option is to use our search facility and we may be able to find you a solicitor in Long Stratton on the panel for the Post Office.