I am helping my niece sell her house in Uttoxeter. Will the conveyancing solicitor order the EPC or it is for me to see to?

After the abolition of Home Packs, energy assessments was left as a mandatory part of moving house. An EPC must be to hand before the property is put on the market. It is not a task that law firms ordinarily arrange. Where you are using a Uttoxeter conveyancing lawyer they may be able to arrange EPC’s due to their relationships with long established Uttoxeter providers

I am the sole recipient of my late mum's estate and I have everything in my name now, including the my former home in Uttoxeter. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in October. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many banks would take a pragmatic view as this requirement primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Last month we had a mortgage agreed in principle with Santander. Uttoxeter conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Santander?

Some lenders take longer than others. Have Santander conducted the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I moved into my apartment on 11 July and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Uttoxeter expressed confidence that it would be concluded inside ten days. Are titles in Uttoxeter particularly slow to register?

As far as conveyancing in Uttoxeter is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently roughly 80% of such applications are completed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place after the new owner has moved in to the property therefore 'speed' is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

I decided to have a survey carried out on a house in Uttoxeter prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to issue a mortgage on this type of premises.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Uttoxeter. Conveyancing may be slightly more expensive based on your lender's requirements.

I am a sole trader looking to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for non-domestic conveyancing in Uttoxeter for under £2000?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Uttoxeter, including the disposal and acquisition of businesses as well as simply property. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. As for the costs this will depend on the structure and heads of terms of the deal. Please provide us with your contact information or phone so as to enable us to furnish you with a fixed commercial conveyancing calculation.

I have just appointed agents to market my ground floor flat in Uttoxeter. Conveyancing has not commenced, however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?

It best that you discharge the service charge as you normally would given that all rents and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a basement flat in Uttoxeter, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Uttoxeter with an extended lease are worth £191,000. The ground rent is £55 yearly. The lease runs out on 21st October 2078

With 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.