I require conveyancing for a flat in a relatively new development (6 years old) in Lyndhurst. The vast majority the properties have already been occupied. Do I need carry out the local searches for my conveyancing in Lyndhurst?

Conveyancing Searches are a vital link in the Lyndhurst conveyancing process. There are numerous companies conducting Lyndhurst conveyancing searches, as well direct from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

We see that you have a post code search directory listing firms on the Principality conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Lyndhurst?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lyndhurst.

I am close to exchanging contracts on the sale of our property in Lyndhurst and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Lyndhurst lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Lyndhurst. We have lived in Lyndhurst for three years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I opted to have a survey done on a property in Lyndhurst before appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks tend not issue a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lyndhurst. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lyndhurst to see if the conveyancing will be more expensive.

What are the frequently found problems that you witness in leases for Lyndhurst properties?

There is nothing unique about leasehold conveyancing in Lyndhurst. All leases are individual and drafting errors can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the property

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, The Royal Bank of Scotland, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to pull out.

I invested in buying a split level flat in Lyndhurst, conveyancing was carried out in 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Lyndhurst with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease expires on 21st October 2088

With only 63 years remaining on your lease we estimate the price of your lease extension to span between £16,200 and £18,600 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.