I have given 8 weeks notice to my existing landlord and have to vacate my rented apartment in Snaith by the end of next month. Conveyancing for my house purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?

Generally one should not serve notice for your letting until your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and request that they chase the owners solicitors, try to a target completion date that all parties will look to achieve

Have just purchased a probate house at auction in Snaith. Conveyancing is needed. What are my next steps?

Now that you have for all intents and purposes signed on the dotted line you will need to hire the services of a conveyancing solicitor quickly as you are faced with a fast approaching a drop dead date to complete the purchase. Every auction property will have a bespoke auction pack. This should include most,if not all of the documents that your conveyancer will need. In the case of leasehold property the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .

My wife and I buying a victorian detached house in Snaith. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these works are permitted?

Your solicitor should check the deeds as conveyancing in Snaith can sometimes reveal restrictions in the title documents which prohibit certain changes or necessitated the consent of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

I am expecting a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Snaith solicitors on the Nottingham conveyancing panel, or is it better to go independently?

You will need to appoint Snaith solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Snaith?

Its becoming the norm that commercial conveyancing solicitors in Snaith will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Snaith. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Snaith.

For each commercial conveyancing transaction in Snaith it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Snaith commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Snaith.

We are 18 days into a residential purchase having been referred to solicitors by the selling agent to handle our conveyancing in Snaith. We are not happy. Can you you assist me in finding new solicitors?

A conveyancer would need to be very poor to suggest replacing them. Has the mortgage been generated? If so you will need to make them aware of the new conveyancer and have the loan are re-issued. The solicitor ideally should be on the lenders panel to avoid escalating fees and frustration. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved solicitor for your conveyancing in Snaith

I am a negotiator for a busy estate agency in Snaith where we have experienced a few leasehold sales derailed as a result of short leases. I have received contradictory information from local Snaith conveyancing firms. Could you clarify whether the vendor of a flat can instigate the lease extension formalities 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 buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder 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.

Snaith Leasehold Conveyancing - Sample of Queries Prior to Purchasing

Does the lease contain onerous restrictions? The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and although a managing agent is frequently retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. Please note if it is less than 80 years it will affect the value of the property. It is worth checking with your bank that they are content with the length of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you would be required to have owned the property for two years before you are eligible to extend the lease.