I just acquired a property at auction in Felling and Pelaw. Conveyancing is required. What is next?

Now that you have exchanged you should instruct a conveyancing lawyer soon as you are facing a fast approaching a fixed date to complete the property. Every auction property will have a bespoke auction set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should give this to the lawyer working for you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

We have a mortgage agreed in principle with Yorkshire BS. Felling and Pelaw conveyancing solicitors are selected. How long does it take for Yorkshire BS to forward the offer to the solicitor?

There is no definitive answer here. Have Yorkshire BS conducted the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have decided to exercise my right to buy my property in Felling and Pelaw off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial site in Felling and Pelaw?

Many commercial conveyancing solicitors in Felling and Pelaw will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Felling and Pelaw. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Felling and Pelaw.

For each commercial conveyancing transaction in Felling and Pelaw it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Felling and Pelaw commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Felling and Pelaw.

How does conveyancing in Felling and Pelaw differ for new build properties?

Most buyers of new build premises in Felling and Pelaw approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Felling and Pelaw tend to buy the real estate, 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 conveyancing solicitors 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 Felling and Pelaw or who has acted in the same development.

I am downsizing from my house. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Felling and Pelaw if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Felling and Pelaw. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

I've recently bought a leasehold property in Felling and Pelaw. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a 2 bed flat in Felling and Pelaw, conveyancing was carried out in 2006. How much will my lease extension cost? Similar flats in Felling and Pelaw with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2082

With just 58 years remaining on your lease we estimate the premium for your lease extension to range between £23,800 and £27,400 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 renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.