Last October we completed a house move in Southwell. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted for conveyancing in Southwell?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Southwell. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a property owner completes a document known as a Seller’s Property Information Form. answers is incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Southwell.

I had intended to instruct a conveyancing solicitor in Southwell for our house purchase. Our financial adviser informed us that our mortgage lenders Norwich and Peterborough Building Society won't deal with them. Surely this is unduly restrictive?

A decade ago most mortgage companies had a different appetite for risk. Almost all Southwell conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Southwell conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Southwell is one of the many areas where the solicitors showing on our search results are are authorised to act for Norwich and Peterborough Building Society.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Southwell is the location of the property. What do you suggest?

Flying freeholds in Southwell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southwell you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southwell may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am a fortnight into a leasehold purchase having been referred to a firm by the selling agent to do our conveyancing in Southwell. I am not happy. Can you you assist me in finding new lawyers?

They would have to be really poor in order to consider diss instructing them. Has the loan offer been generated? If so you need to advise them of the new solicitor and ensure the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders panel to avoid added costs and frustration. That should be your first question of the new solicitors. The search tool can help you find a bank approved lawyer for your conveyancing in Southwell

I am employed by a long established estate agent office in Southwell where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Southwell conveyancing firms. Could you shed some light as to whether the seller of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-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 for a lease extension. 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 disposal of the property.

Alternatively, it may be possible 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 buyer.

I acquired a ground floor flat in Southwell, conveyancing having been completed April 2002. Can you work out an approximate cost of a lease extension? Equivalent flats in Southwell with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease terminates on 21st October 2082

With just 56 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.