Completed the sale of my flat in Low Fell last March but the buyer keeps calling me to moan that her conveyancer needs to hear from mine. What are the post completion sale formalities following completion?

Following your disposal your conveyancer should deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your solicitor must also send confirmation that the mortgage has been paid off to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Low Fell.

Please explain the implications if my lawyer’s firm is suspended from the UBS Conveyancing panel ahead of completing my conveyancing in Low Fell?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Due to the encouragement of my in-laws I had a survey completed on a house in Low Fell in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may refuse to issue a mortgage on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Low Fell. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you offer any advice when it comes to choosing a Low Fell conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Low Fell conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Low Fell conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

What volume of lease extensions has the firm conducted in Low Fell in the last year?

Low Fell Leasehold Conveyancing - A selection of Queries Prior to buying

Is the freehold owned jointly by the tenants? The best form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this arrangement the leaseholders benefit from being in charge if their destiny and even though a managing agent is frequently employed where it is larger than a house conversion, the managing agent is directed by the tenants. Plenty Low Fell leasehold flats will have a service bill for the upkeep of the block set by the freeholder. Should you acquire the apartment you will have to pay this contribution, usually quarterly throughout the year. This may be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a ground rent for you to pay yearly, this is usually not a significant figure, say about £50-£100 but you should to check as occasionally it could be prohibitively expensive.

My folks are unable to locate their Low Fell land registry title on the site. They have a vague memory sixty years ago when they bought the bungalow there were complications regarding the post code not being recognised in some systems.

Almost all residences in Low Fell should appear. Have you endevoured to search to just the postcode. Ordinarily it should reveal all the properties inside the postcode. Assuming the property is registered it will show up with a title number. Where they bought fifty years ago it's conceivable it may be unrecorded. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s mortgage company.