My partner and I are close to exchanging contracts on the sale of our house in Quinton and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Quinton conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Quinton. We have lived in Quinton for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to enquire of 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)

The deeds to our property are lost. The conveyancers who did the conveyancing in Quinton 10 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to have the physical deeds to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.

Just had an offer accepted on a new build flat in Quinton. 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 few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Quinton

Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. 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.

I am looking for a leasehold apartment up to £305k and found one round the corner in Quinton I like with amenity areas and railway links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Quinton suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

I am a negotiator for a reputable estate agency in Quinton where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Quinton conveyancing firms. Could you clarify whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.

I am the registered owner of a 1st floor flat in Quinton, conveyancing was carried out August 2003. 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 properties in Quinton with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2094

You have 70 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing 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 are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.