I do hope you can help me. My Trimdon conveyancer is assuring me that she is duty bound toapply for Trimdon conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is my lawyer right?

You have limited options available to you. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Trimdon conveyancing searches.

I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Trimdon for a purchase of a freehold house 9 months ago. How can I check that my home is in my name in the name of the previous owner?

The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Trimdon conveyancing specialists.

How does conveyancing in Trimdon differ for newly converted properties?

Most buyers of new build or newly converted property in Trimdon approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Trimdon usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Trimdon or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Trimdon is the location of the property. What do you suggest?

Flying freeholds in Trimdon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trimdon you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trimdon may determine 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 residence.

Planning to exchange soon on a basement flat in Trimdon. Conveyancing solicitors inform me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Trimdon should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Repair and maintenance of the flat It needs to be made clear to you if the lease permits you to alter or upgrade anything in the property- you should be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Are you allowed to have a pet in the flat? The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years

I inherited a 1st floor flat in Trimdon, conveyancing having been completed in 2003. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Trimdon with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2074

With 50 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.