Do I have to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Malpas so that I can pop in to their offices if required.

Most approved lawyers for mortgage companies undertake all of the communications through Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in the country. However you can check if you have the option of going to the offices of your conveyancing lawyer if needed.

My partner and I are downsizing from our property in Malpas and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Malpas conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Malpas. Having lived in Malpas for many years we know that this is a non issue. Do we contact our local Authority to get confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You need to 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 life insurance to cover that same sickness)

I have justbeen informed that Stirling Law have been shut down. They carried out my conveyancing in Malpas for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Malpas conveyancing specialists.

How does conveyancing in Malpas differ for newly converted properties?

Most buyers of new build residence in Malpas contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Malpas usually buy 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 accustomed to new build conveyancing in Malpas or who has acted in the same development.

Are there frequently found defects that you come across in leases for Malpas properties?

There is nothing unique about leasehold conveyancing in Malpas. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain parts of the building

You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Skipton Building Society, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.

I purchased a split level flat in Malpas, conveyancing was carried out April 2007. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Malpas with a long lease are worth £180,000. The ground rent is £65 yearly. The lease runs out on 21st October 2084

With only 58 years remaining on your lease we estimate the premium for your lease extension to range between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.