I am buying a property without a mortgage in South Normanton. I have been living for the previous 15 years in South Normanton. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then all but one or two of the South Normanton conveyancing searches are at your discretion. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but she has a professional duty to do this. Do take into account; if you are intend to dispose of the house one day, it will be of relevance to your prospective purchaser what the searches contain. On occasion premises with functional issues can still show up unpredicted search results. A competent conveyancing solicitor in South Normanton will be able to give you some constructive advice in this regard.

My father informed me that in purchasing a property in South Normanton there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of anumerous of properties in South Normanton which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in South Normanton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a South Normanton property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Intending to buy a maisonette in South Normanton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays 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 South Normanton property lawyer is on the Barclays conveyancing panel.

It has been four months since my purchase conveyancing in South Normanton concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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.

I am looking for a flat up to £245,000 and identified one close by in South Normanton I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in South Normanton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

In relation to leasehold conveyancing in South Normanton what are the most common lease defects?

Leasehold conveyancing in South Normanton is not unique. All leases are drafted differently and drafting errors can result in certain clauses are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Mortgage Works, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.

I own a 1 bedroom flat in South Normanton, conveyancing was carried out February 2000. Can you work out an approximate cost of a lease extension? Comparable properties in South Normanton with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2085

With only 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.