I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Shacklewell. 95% of the properties have already been disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Shacklewell?

Conveyancing Searches are a critical link in the Shacklewell conveyancing process. There are numerous search providers who offer Shacklewell conveyancing searches, as well straight from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

My lawyer in Shacklewell is not on the Santander Conveyancing Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Santander panel?

Your options are as follows:

1. Complete the purchase with your preferred Shacklewell lawyers but Santander will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and cause frustration.
2. Choose an alternative lawyer to act in the purchase, not forgetting to check they are on the Santander panel

three months have elapsed since my purchase conveyancing in Shacklewell concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the encouragement of my in-laws I had a survey completed on a property in Shacklewell in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders tend not give a loan on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shacklewell. Conveyancing may be slightly more expensive based on your lender's requirements.

Completion is due on our sale of a £325,000 garden flat in Shacklewell next week. The freeholder has quoted £360 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Shacklewell?

For most leasehold sales in Shacklewell conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange questions Where consent is required before sale in Shacklewell Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Shacklewell leasehold premises is £350. For Shacklewell conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I have tried to negotiate informally with with my landlord for a lease extension without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Shacklewell conveyancing firm to assist?

Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the premium.

An example of a Lease Extension matter before the tribunal for a Shacklewell residence is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The unexpired term as at the valuation date was 80.5 years.