Why do I have to pay up front for conveyancing in Braunstone?

If you are buying a property in Braunstone your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the purchase price then this will be required shortly prior to contracts are exchanged. Any further balance that is due should be transferred shortly before completion.

I am purchasing a 3 bedroom semi in Braunstone. The intention is to carry out an extension to the side at the house.Will the conveyancing process include checks to see if these alterations are allowed?

Your solicitor should review the deeds as conveyancing in Braunstone can on occasion reveal restrictions in the title documents which restrict certain works or necessitated the permission of another owner. Many works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I recently had an offer agreed on an apartment in Braunstone. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. Soon after, the property lawyer called me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am selling my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being difficult. The Braunstone solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been on the look out for a flat up to £195,000 and found one near me in Braunstone I like with open areas and transport links nearby, the downside is that it only has 49 years on the lease. There is not much else in Braunstone for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

Taking into account that I am about to part with 450k on a two bedroom apartment in Braunstone I wish to talk to a lawyer regarding theconveyancing in advance of giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Braunstone.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Braunstone should be the amount on the final invoice that you are charged.

Back In 2005, I bought a leasehold house in Braunstone. Conveyancing and Skipton Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Braunstone who acted for me is not around. What should I do?

First contact HMLR to be sure that this person is indeed the new freeholder. There is no need to instruct a Braunstone conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Braunstone Leasehold Conveyancing - Examples of Questions you should consider before Purchasing

Is the freehold owned collectively by the leaseholders? How many years remain on the lease?