AssumingI were to purchase a simple residential homein Woodthorpe for cash and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Woodthorpe?

Any savings you would achieve will be limited to the Woodthorpe conveyancing searches. A solicitor is required to do the vast majority of work - money laundering, communicating with the sellers conveyancing practitioner, stamp duty submission, register the property etc. A marginal saving might be made by not having to register a mortgage but it will not be significant.

Can you explain why leasehold purchase conveyancing in Woodthorpe is more expensive?

Woodthorpe leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

My husband and I are first time buyers - agreed a price, yet the estate agent told us that the vendor will only proceed if we appoint the agent's chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Woodthorpe

It is unlikely the owners are driving this. If they want ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Woodthorpe conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a kickback or meet his conveyancing figures demanded by head office.

I am looking at a couple of flats in Woodthorpe which have about 50 years left on the leases. Do I need to be concerned?

There are plenty of short leases in Woodthorpe. The lease is a legal document that entitles you to use the premises for a period of time. As a lease shortens the saleability of the lease decreases and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this field.

I acquired a studio flat in Woodthorpe, conveyancing having been completed November 1998. Can you work out an approximate cost of a lease extension? Equivalent flats in Woodthorpe with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2092

With just 67 years remaining on your lease we estimate the price of your lease extension to span between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

The solicitors conducting our conveyancing in Woodthorpe has sent papers to review that show the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?

Whilst the vast majorities of properties in Woodthorpe are now registered with HM Land Registry there are still some that are unregistered. Any property in Woodthorpe that has been purchased since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Woodthorpe property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Woodthorpe conveyancing lawyers will be able to handle such matters but where uncertainty reigns the standard proposition these days is for the seller to undertake the registration formalities first and thereafter deal with the disposal - this this chain of events will cause a prolonged transaction.