Do the Building Society Association intend to launch a online directory to to identify law firms on the Loughborough BS conveyancing panel for example in Mitcheldean?

We have not been informed any intention on the part of the BSA to develop such a search facility.

Just bought a terraced house in Mitcheldean , how long will it take for the Land Registry to register my proprietorship? My Mitcheldean conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are dealt with.

As far as conveyancing in Mitcheldean registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. Currently in the region of three quarters of submission are completed within two weeks but some can be subject to extensive hold-ups. Historically registration is effected after the buyer has moved in to the property therefore an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.

How does conveyancing in Mitcheldean differ for newly converted properties?

Most buyers of new build property in Mitcheldean contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Mitcheldean typically acquire the real estate, 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 conveyancing solicitors 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 Mitcheldean or who has acted in the same development.

We're first time buyers - had an offer accepted, yet the estate agent advised that the vendor will only go ahead if we instruct their recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Mitcheldean

We suspect that the seller is unaware of this request. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Mitcheldean conveyancing solicitors - as opposed tothe ones that will earn their negotiator at the agency a commission or hit his conveyancing figures pre-set by senior management.

I am employed by a long established estate agent office in Mitcheldean where we see a number of leasehold sales put at risk due to short leases. I have received inconsistent advice from local Mitcheldean conveyancing firms. Can you confirm whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Mitcheldean Leasehold Conveyancing - Sample of Queries Prior to buying

Please note that where the lease has no more than 80 years it will have adverse implications on the salability of the apartment. Check with your lender that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth discovering how much this would cost. Remember, in most cases you would need to own the property for a couple of years before you are legally able to extend the lease. The best form of lease arrangement is a share of the freehold. In this situation the tenants benefit from being in charge if their destiny and even though a managing agent is usually employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. This question is important as a) areas can result in problems for the block as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have all the details