This question may be naive but I am unseasoned as FTB of a garden flat in Snaith. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Snaith?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

Intending to buy a apartment in Snaith. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Snaith solicitor is on the Aldermore conveyancing panel.

I have finally had an offer on an apartment in Snaith accepted, but there is a chain. The owners have placed an offer on a flat, however it’s not yet agreed to, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Snaith. What should be my next step? When should I get the mortgage application with Bank of Ireland started?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Snaith conveyancing search costs, etc). First, you must check that your lawyer is on the Bank of Ireland conveyancing panel. As to the next stages this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a hot market many home buyers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with searches.

Do I need to pay for insurance to protect me from financial exposure to chancel repairs when buying a property in Snaith?

Unless a previous purchase of the house completed after 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Snaith to continue to propose a a chancel search and or chancel repair liability policy.

My wife and I have a 4 bedroom Victorian house in Snaith. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Snaith and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who conducted the conveyancing.

Should I be suspicious by third parties that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Snaith conveyancing practice?

As with lots of professional services, often suggestions from relatives can be extremely useful or valuable. But there are many parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend solicitors to choose. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. Don't forget that some lenders operate an approved list of conveyancers you have to use for the mortgage related work in your conveyancing.

Back In 2006, I bought a leasehold house in Snaith. Conveyancing and National Westminster Bank mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Snaith who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Snaith conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Snaith Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

How much is the ground rent and service charge? Please note if it is fewer than eighty years it will have adverse implications on the marketability of the flat. It is worth checking with your bank that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this would cost. For most Snaithlease extensions you would need to own the premises for a couple of years in order to be legally able to extend the lease. Is the freehold owned jointly by the tenants?