My Wootton Bassett solicitor has uncovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My solicitor has advised that he must check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?

Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

My wife and I are selling our home in Wootton Bassett and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Wootton Bassett conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Wootton Bassett. Having lived in Wootton Bassett for three years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I purchased my flat on 3 February and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Wootton Bassett said it will be concluded in a couple of weeks. Are transfers in Wootton Bassett particularly slow to register?

As far as conveyancing in Wootton Bassett is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any other parties. At present in the region of three quarters of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Historically registration takes place once the buyer has moved in to the property thus post completion formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I need to find a conveyancing solicitor for leasehold conveyancing in Wootton Bassett. I have discover a web site which seems to have the ideal answer If there is a chance to get all this stuff done via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am tempted by the attractive purchase price for a two maisonettes in Wootton Bassett both have about forty five years remaining on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Wootton Bassett is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the property. For most purchasers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Wootton Bassett conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Wootton Bassett Leasehold Conveyancing - Examples of Queries Prior to Purchasing

It is important to be aware whether fixing the lift or some other significant cost is due shortly to be shared amongst the leaseholders and will materially increase the the maintenance charges or necessitate a specific invoice. Who manages the block? How much is the maintenance charge and ground rent on the flat?