There are plenty of conveyancing solicitors in Street but how do I know who I should use?

We would encourage you not to go for the cheapest Street conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

This question may be naive but I am new to the home buying as FTB of a two bedroom flat in Street. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Street?

On the day of completion you do not need to go to the conveyancers office in Street. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

Lloyds have agreed my home loan in principle, my bid on a apartment in Street has been accepted, what are the next steps?

The property agent will want to know who your solicitors are (ensure that the conveyancers are on the lender’s panel). Call up Lloyds or your broker and finalise any relevant paperwork. Lloyds will appoint a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Lloyds will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Street.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Street?

Many commercial conveyancing solicitors in Street will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Street. The search result sets out definitive data 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 Street.

For each commercial conveyancing transaction in Street it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Street commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Street.

3 months have gone by since my purchase conveyancing in Street completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 asset 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.

Do you have any top tips for leasehold conveyancing in Street with the purpose of expediting the sale process?

• Much of the delay in leasehold conveyancing in Street can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the buyers’ solicitors.
Some Street leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Street leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord consenting to such alterations. If you dont have the consents to hand you should not contact the landlord without contacting your lawyer first.

I own a split level flat in Street, conveyancing formalities finalised March 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Street with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease runs out on 21st October 2083

With 58 years left to run the likely cost is going to span between £22,800 and £26,400 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be 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 before seeking the advice of a professional.

Is there a distinction between surveying and conveyancing in Street?

Conveyancing - in Street or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to fix the problems prior to you move in.