As someone with no idea as to conveyancing in Essington what’s the number one tip you can impart for the home moving process in Essington

Not many law firms shout this from the rooftops but conveyancing in Essington and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the transaction. For example, the vendor, estate agent and on occasion the mortgage company. Choosing a solicitor for your conveyancing in Essington should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to act in your legal interests and to keep you safe.

We are witnessing a definite creep of a "blame" culture- someone has to be blamed for the process being so protracted. You must always trust your solicitor above all other players when it comes to the legal transfer of property.

It has been five months following my purchase conveyancing in Essington took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Essington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Essington

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Do you have any advice for leasehold conveyancing in Essington from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Essington can be bypassed if you appoint lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation needed by the buyers’ lawyers.
If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Essington leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such changes. If you fail to have the consents to hand do not communicate with the landlord without contacting your conveyancer in advance. You may think that you are aware of the number of years remaining on your lease but you should verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of Essington leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I purchased a studio flat in Essington, conveyancing was carried out April 2010. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Essington with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2090

With just 66 years remaining on your lease the likely cost is going to range between £11,400 and £13,200 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 extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

What happens where there is an issue with the searches carried out as part of our conveyancing in Essington?

Usually, the majority of issues exposed in Essington conveyancing search results can be dealt with ahead of completion or title insurance may be put on cover. You need to note that even though you may be acquiring the property and might be willing to accept the search results, your mortgage lender may not, and ultimately the decision rests with them.