I am searching for value for money property lawyer. Should I go for for an online conveyancer or a local South Normanton conveyancing solicitor?

Existing third party connections are another important factor to consider when choosing conveyancing solicitors. South Normanton conveyancers often have long term relationships with financial advisers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Hosting vast experience in the local area also helps too.

Are you able to recommend a HSBC Bank accepted South Normanton conveyancing practice who can have us moved in within two weeks? Am I best advised to go for a high street South Normanton firm or a national conveyancer?

We would be happy to suggest some excellent South Normanton conveyancing firms. You can also walk up the main road in South Normanton. Visit a couple of firms and ask to speak with a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for a commitment on your deadline. Select the lawyer that you are most comfortable with.

It is a dozen years since I purchased my house in South Normanton. Conveyancing solicitors have just been instructed on the sale but I can't locate the deeds. Is this a problem?

You need not be too concerned. First the deeds may be retained by your lender or they may be in the possession of the solicitor who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in South Normanton relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one near me in South Normanton I like with amenity areas and railway links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in South Normanton for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage that many years will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

I work for a busy estate agent office in South Normanton where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local South Normanton conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser 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 needs to be completed prior to, or at the same time as completion of the sale.

Alternatively, it may be possible 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.

I acquired a 2 bed flat in South Normanton, conveyancing was carried out 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in South Normanton with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease terminates on 21st October 2083

With just 60 years unexpired we estimate the premium for your lease extension to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.