I have been referred to a conveyancing solicitor in Lyndhurst. I I am struggling to find out if they are accepted on the Godiva Mortgages Ltd conveyancing panel. Could you help?

You should call your lawyer and ask them whether they can act for the bank. Otherwise you should get in touch with Godiva Mortgages Ltd who may be able to confirm.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Lyndhurst?

Its becoming the norm that commercial conveyancing solicitors in Lyndhurst will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Lyndhurst. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lyndhurst.

For every commercial conveyancing transaction in Lyndhurst it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Lyndhurst commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Lyndhurst.

The deeds to my home can not be found. The lawyers who conducted the conveyancing in Lyndhurst 10 years ago are no longer around. Will I be able to sell the house?

Assuming the title is registered the information relating to your ownership will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and secure current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

How does conveyancing in Lyndhurst differ for newly converted properties?

Most buyers of new build property in Lyndhurst come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Lyndhurst usually purchase the land, 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 property lawyers 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 Lyndhurst or who has acted in the same development.

I am looking at a two flats in Lyndhurst both have about 50 years remaining on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Lyndhurst is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. The majority of buyers and mortgage companies, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lyndhurst conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a leasehold flat in Lyndhurst, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Lyndhurst with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2084

With just 58 years remaining on your lease the likely cost is going to span between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. 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. You should not take any other action placing reliance on this information before getting professional advice.