We see that you have a post code search directory identifying solicitors on the UBS conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in South Sutton?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in South Sutton.

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in South Sutton?

Its becoming the norm that commercial conveyancing solicitors in South Sutton will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in South Sutton. The report sets out 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 South Sutton.

For each commercial conveyancing transaction in South Sutton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to South Sutton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in South Sutton.

I am buying a new build apartment in South Sutton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in South Sutton

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

My husband and I are FTB’s - had an offer accepted, but the agent advised that the owners will only issue a contract if we instruct the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in South Sutton

It is highly unlikely the vendors are behind this. Should the vendor require ‘a quick sale', turning down a motivated purchaser is counter productive. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted South Sutton conveyancing firm - not the ones that will give their estate agent a introducer fee or achieve conveyancing thresholds pre-set by head office.

I've recently bought a leasehold house in South Sutton. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a ground floor flat in South Sutton, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in South Sutton with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2094

With 69 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.