I require expedited conveyancing in Roade as I am faced with a deadline to complete in less than one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are not getting a home loan you are at liberty not to have searches carried out although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Roade the following are instances of issues that can crop up and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Roade is the location of the property. Can you offer any opinion?

Flying freeholds in Roade are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Roade you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roade may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My husband and I are one month into a leasehold purchase having been recommend to a firm by the local agent to perform conveyancing in Roade. I am am starting to be dissatisfied with the level of service. Can you help me find new lawyers?

They would need to be very bad in order to consider diss instructing them. Has your loan offer been generated? If so you will need to advise them of the new solicitor and get the mortgage documents are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid escalating expenses and delays. So that should be your first question of the new lawyers. Our search tool will assist you in finding a lender approved conveyancer for your conveyancing in Roade

I have recently realised that I have Sixty One years unexpired on my flat in Roade. I am keen to get lease extension but my landlord is absent. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent should be helpful to conduct investigations and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing Roade.

I own a ground floor flat in Roade, conveyancing formalities finalised in 1998. 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? Corresponding properties in Roade with an extended lease are worth £170,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2103

With 78 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

Is planning consent required to change a single dwelling into two appartments in Roade? This has taken place to a house adjacent to a relative in Roade and was not aware of the conversion until after the works were done.

Planning permission is needed for splitting a single dwelling in Roade into apartments but possibly not for converting back to single dwelling-house so, simply put, yes.