I require conveyancing for a flat in a fairly new development (seven years built) in Edenthorpe. 95% of the appartments are already occupied. Do I need carry out the local searches as part of conveyancing in Edenthorpe?

A big part of the Edenthorpe conveyancing process is the conveyancing searches. There are a large number of search providers who offer Edenthorpe conveyancing searches, as well straight from the local authority. These are generally termed personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.

My uncle passed away last year and as sole heir and executor I was left the house in Edenthorpe. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?

Given you intend to re-mortgage then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.

My bid for a property was accepted at auction in Edenthorpe. Conveyancing is necessary. What happens now?

Now that you are to all intents and purposes signed on the dotted line you must find a conveyancing lawyer as a matter of urgency as you are faced with a pending a drop dead date to complete the purchase. An auction property should have a corresponding auction set of papers. This will include most,if not all of the documents that your solicitor will need. If you have purchased leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are organised to complete on the date specified in the contract.

Is it correct that all Edenthorpe CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?

Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

Completion of my purchase has taken place for my property in Edenthorpe. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

How does conveyancing in Edenthorpe differ for new build properties?

Most buyers of new build property in Edenthorpe approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Edenthorpe usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Edenthorpe or who has acted in the same development.

I am tempted by the attractive purchase price for a two maisonettes in Edenthorpe which have about 50 years remaining on the leases. should I be concerned?

There are plenty of short leases in Edenthorpe. The lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the saleability of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this area.

I inherited a ground floor flat in Edenthorpe, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Edenthorpe with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2075

With only 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.