I am purchasing a house without a mortgage in Belton. I have been living for the last twelve years in Belton. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Belton conveyancing searches are at your discretion. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. Do bear in mind; if you are going to sell the house in the future, it may be of interest to your future purchaser what the searches contain. Sometimes houses with no practical issues can still show up detrimental search results. A competent conveyancing solicitor in Belton will be able to give you some practical guidance concerning this.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Belton?

Its becoming the norm that commercial conveyancing solicitors in Belton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Belton. The report 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 Belton.

For every commercial conveyancing transaction in Belton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Belton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Belton.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Belton I like with a park and station nearby, however it's only got 51 years on the lease. There is not much else in Belton for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage that many years may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 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 existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

I need to instruct a conveyancing solicitor in Belton for my house move. Can I review a solicitor's complaints history with the profession’s regulator?

Members of the public can review published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.

My wife and I purchased a leasehold house in Belton. Conveyancing and National Westminster Bank mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Belton who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Belton conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a leasehold flat in Belton, conveyancing was carried out May 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Belton with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2095

With 70 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 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 cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.