I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Southend. 95% of the flats have already been disposed of. Is it really necessary to order local searches as part of conveyancing in Southend?

You would be putting yourself at risk in failing carrying out Southend conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. If timings and driving down costs are top of your issues you should consider with your lawyer about the options such as indemnity insurance available to you

I purchased a freehold property in Southend but still charged rent, why is this and what is this?

It is rare for properties in Southend and has limited impact for conveyancing in Southend but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

What does a local search reveal regarding the house we're purchasing in Southend?

Southend conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Southend conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

What tools are available to identify a Southend law firm on the Alliance & Leicester conveyancing panel? I drive a motor bike and am prepared to travel upto 25kilometers to meet the lawyer.

You can use the search on this website. Please choose the bank and your location and you will see a number of Southend conveyancing lawyers located nearest you. We have detailed some Southend conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Alliance & Leicester panel

I work for a long established estate agent office in Southend where we have experienced a number of flat sales put at risk due to short leases. I have received contradictory information from local Southend conveyancing solicitors. Can you confirm whether the owner of a flat can initiate 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 start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord 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 inherited a first floor flat in Southend. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

Most definitely. We are happy to put you in touch with a Southend conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Southend flat is 75 Woolstone Road in February 2012. the decision of the Tribunal was that the appropriate amount to be paid to purchase the freehold was the sum of £17,711 . This case affected 2 flats. The unexpired lease term was 68.28 and 158.