We're in Ramsey, First time buyers purchasing with a mortgage (lender is Skipton , and our solicitor is on the Skipton conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I require fast conveyancing in Ramsey as I have an ultimatum to sign on the dotted line in less than 3 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Ramsey the following are examples of what can be revealed and adversely impact future mortgageability: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...

Just had an offer accepted on a new build apartment in Ramsey. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ramsey

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I have been on the look out for a ground for flat up to £195,000 and identified one close by in Ramsey I like with a park and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Ramsey suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

How does the Landlord & Tenant Act 1954 affect my commercial offices in Ramsey and how can you help?

The particular law that you refer to gives a safeguard to business leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Ramsey