Are you able to suggest a Virgin Money approved Rutland conveyancing firm that can complete within two weeks? Am I best advised to go for a local Rutland solicitor or an online conveyancer?

We can recommend some very good Rutland conveyancing firms. Another option is to visit the high street in Rutland. Visit some well established law practices and request to speak with a conveyancing solicitor for a quote. Mention your requirements together with the reasons and get an assurance on speed. Select the one that appears most efficient.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Rutland?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Rutland. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Rutland differ for new build properties?

Most buyers of new build property in Rutland approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Rutland tend to purchase 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 conveyancers 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 Rutland or who has acted in the same development.

I am looking for a leasehold apartment up to £305k and identified one round the corner in Rutland I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Rutland suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

I wish to let out my leasehold flat in Rutland. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Notwithstanding that your previous Rutland conveyancing lawyer is no longer around you can review your lease to see if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of first obtaining consent. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.

I am the registered owner of a studio flat in Rutland, conveyancing was carried out in 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Rutland with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2082

With 57 years left to run we estimate the price of your lease extension to range between £26,600 and £30,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.