My wife and I have lately bought a house in Lower Earley. We have since encountered a number of issues with the house which we consider were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Lower Earley?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Lower Earley. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the process, a property owner fills in a document referred to as a Seller’s Property Information Form. answers ends up being misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lower Earley.

We are selling our flat in Lower Earley. Does the conveyancer have to be on the TSB conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

Just bought a detached house in Lower Earley , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Lower Earley conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are dealt with.

As far as conveyancing in Lower Earley is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. Currently approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer is living at the property therefore post completion formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.

My father has recommend that I use his conveyancers in Lower Earley. Should I choose my own property lawyer?

Much as we are happy to recommend a Lower Earley conveyancing lawyer it’s preferable to find a conveyancing solicitor is to have referrals from friends or relatives who have actually used the solicitor you're contemplating using.

What are your top tips when it comes to appointing a Lower Earley conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Lower Earley conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Lower Earley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

What are the costs for lease extension work? How many lease extensions has the firm completed in Lower Earley in the last 12 months?

I bought a leasehold flat in Lower Earley, conveyancing formalities finalised 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Lower Earley with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2095

With 71 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.