My Yelverton solicitor has uncovered an inconsistency when comparing the information in the home valuation report and what is in the title deeds. My lawyer has advised that he is obliged to check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications 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.

Do commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Yelverton?

Its becoming the norm that commercial conveyancing solicitors in Yelverton will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Yelverton. The search result provides 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 Yelverton.

For every commercial conveyancing transaction in Yelverton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Yelverton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Yelverton.

I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Yelverton I like with open areas and railway links in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Yelverton for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

I am on look out for some leasehold conveyancing in Yelverton. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Yelverton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a split level flat in Yelverton, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Yelverton with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2091

With 67 years remaining on your lease the likely cost is going to be between £10,500 and £12,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

I've found a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Yelverton. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Yelverton ?

Most houses in Yelverton are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are buying in Yelverton in which case you should be looking for a Yelverton conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.