I require conveyancing for a flat in a relatively new development (five years old) in Seaview. 95% of the properties are already sold. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Seaview?

Where you are obtaining a mortgage, your lender will require some (many) of the searches so you'll have no choice. If not, then Seaview conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Seaview.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Seaview is where the house is located. Is there any guidance you can impart?

Flying freeholds in Seaview are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seaview you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaview may ascertain 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 residence.

Is it best to instruct a Seaview conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can execute the legal work but his firm is located 300kilometers drive away.

The primary upside of using a local Seaview conveyancing firm is that you can drop in to execute documents, present your identification documents and apply pressure on them where appropriate. Having local Seaview know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were impressed that should trump using an unknown Seaview conveyancing lawyer solely due to them being round the corner.

I work for a busy estate agency in Seaview where we see a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Seaview conveyancing solicitors. Could you clarify whether the vendor of a flat can instigate the lease extension process for the buyer?

As long as the seller has been the owner 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 proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchased a basement flat in Seaview, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding properties in Seaview with over 90 years remaining are worth £197,000. The ground rent is £55 yearly. The lease expires on 21st October 2081

With just 56 years unexpired the likely cost is going to range between £29,500 and £34,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

My mum and dad cant seem to find their Seaview property on the HMLR online search facility. They recall that sixty years ago when they purchased the property there were complications regarding Seaview not being identified on some systems.

Almost all residences in Seaview should appear. Have you endevoured to search with just the postcode. Usually it will identify all the residences within the postcode. Where registered it will show up with a title number. Where they bought back in the 60’s it's conceivable it may be unrecorded. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which may be with your parent’s mortgage company.