Finally the sale completed on my house in New Brighton last September but the buyer keeps Skype messaging daily to say her conveyancer is waiting to hear from myconveyancer. What should my lawyer have done following completion?

After completion of your house sale your lawyer is committed to forward the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also evidence that the home loan has been redeemed to the purchasers lawyers. There are no post completion procedures specific conveyancing in New Brighton.

Will our lawyer be asking questions regarding flooding during the conveyancing in New Brighton.

The risk of flooding is if increasing concern for lawyers dealing with homes in New Brighton. Some people will acquire a house in New Brighton, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a number of searches that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in New Brighton. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could bring a compensation claim as a result of such an inaccurate reply. A buyer’s conveyancers may also commission an environmental search. This will indicate if there is a recorded flood risk. If so, additional inquiries should be initiated.

I have recentlybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in New Brighton for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the former proprietor?

The easiest way to check 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 New Brighton conveyancing specialists.

What does commercial conveyancing in New Brighton cover?

New Brighton conveyancing for business premises covers a broad array of guidance, given by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Are there common problems that you witness in leases for New Brighton properties?

Leasehold conveyancing in New Brighton is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the building

You will have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Royal Bank of Scotland, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.

I purchased a basement flat in New Brighton, conveyancing was carried out March 2012. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in New Brighton with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2076

With just 51 years unexpired the likely cost is going to be between £30,400 and £35,200 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.