We note that you have a post code search directory listing law firms on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Northampton?

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

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Northampton. Do I collect the keys to the house on completion from my lawyer? If so, I will use a local conveyancing solicitor in Northampton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

A colleague advised me that in buying a property in Northampton there could be various restrictions prohibiting external changes to the property. Is this right?

We are aware of a number of properties in Northampton which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Northampton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer says that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Northampton?

The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.

I am buying a new build flat in Northampton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Northampton

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

How difficult is it to switch firm as I need to find a firm on the National Westminster Bank conveyancing panel. I instructed a local conveyancing solicitor in Northampton round the corner but the firm is not approved by National Westminster Bank

It would be our pleasure to help you select a conveyancing solicitor in Northampton on the National Westminster Bank panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Northampton. In utilising the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Northampton and beyond.

There are only Seventy years left on my lease in Northampton. I need to extend my lease but my landlord is can not be found. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you have used your best endeavours to locate the landlord. On the whole a specialist should be helpful to conduct investigations and to produce a report to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Northampton.

I purchased a 2 bed flat in Northampton, conveyancing formalities finalised August 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Northampton with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2088

You have 64 years remaining on your lease we estimate the premium for your lease extension to span between £14,300 and £16,400 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns 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 based on this information before seeking the advice of a professional.