My wife and I have recently acquired a property in Croston. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted as part of conveyancing in Croston?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Croston. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, a seller completes a form called a SPIF. answers ends up being misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Croston.

We note that you have a post code search directory listing law firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Croston?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Croston.

I used Arc property Solicitors a few years past for my conveyancing in Croston. Now, I need my documents but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Croston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the encouragement of my in-laws I had a survey completed on a house in Croston before appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders may not issue a mortgage on such a house.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Croston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Croston to see if the conveyancing costs will increase in light of this.

I would like to sublet my leasehold flat in Croston. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease governs the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Croston do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I bought a 1 bedroom flat in Croston, conveyancing was carried out in 1997. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Croston with a long lease are worth £190,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2087

With only 62 years unexpired we estimate the premium for your lease extension to span between £17,100 and £19,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.