I am under pressure from the mortgagee in possession of a property in Dickens Heath to sign contracts within four weeks. What can I do to expedite the legal process?

Where you are under pressure to sign contracts it is highly recommended that your conveyancer is familiar with the location as they will make use of local contacts and know-how. It is possible that they could have conducted previousproperties in the same street. Therefore consider using a Dickens Heath conveyancing lawyer. In addition, be sure that the conveyancing firm is on the lender panel. It is understood that nearly one in five of Dickens Heath conveyancing deals are suspended or jeopardised after discovering a purchaser’s conveyancer was not on their banks panel. This can often result in the conveyancing being frustrated by almost three weeks. It is estimated that this issue impacts in the region of 100,000 home moves every year. Almost all Dickens Heath conveyancing firms can not act for certain banks so do check at the outset.

We are close to exchanging contracts on the sale of our property in Dickens Heath and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Dickens Heath. We have lived in Dickens Heath for three years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You must 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 health insurance to cover that same ailment)

The estate agent has sent us the confirmation of our purchase of a new build apartment in Dickens Heath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Dickens Heath

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Dickens Heath I like with a park and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Dickens Heath for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

What are your top tips when it comes to finding a Dickens Heath conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Dickens Heath conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Dickens Heath conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

What volume of lease extensions has the firm carried out in Dickens Heath in the last year? How familiar is the firm with lease extension legislation?

I own a basement flat in Dickens Heath, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Dickens Heath with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2088

You have 63 years remaining on your lease we estimate the premium for your lease extension to range between £16,200 and £18,600 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.