Last we completed a house move in Ravensthorpe. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Ravensthorpe?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Ravensthorpe. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller fills in a questionnaire known as a SPIF. If the information turns out to be misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ravensthorpe.

I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather instruct a Ravensthorpe based conveyancing firm?

Do check but the chances are that give you one of their panel conveyancers if you want the "fee-free" offer. Call the mortgage company to see if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Ravensthorpe.

How does conveyancing in Ravensthorpe differ for new build properties?

Most buyers of new build premises in Ravensthorpe approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Ravensthorpe tend to buy the land, 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 used to new build conveyancing in Ravensthorpe or who has acted in the same development.

I decided to have a survey completed on a property in Ravensthorpe ahead of retaining lawyers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some banks will refuse to give a mortgage on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ravensthorpe. Conveyancing will be smoother if you use a solicitor in Ravensthorpe especially if they regularly deal with such properties in Ravensthorpe.

I am in need of some leasehold conveyancing in Ravensthorpe. Before I get started I require certainty as to the remaining lease term.

Assuming the lease is registered - and most are in Ravensthorpe - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a basement flat in Ravensthorpe, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Ravensthorpe with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 50

With only 50 years left to run the likely cost is going to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.