I just bought a house at auction in Gamston. Conveyancing is required. What are my next steps?

Having legally bound yourself to purchase you should hire the services of a conveyancing lawyer quickly as you are faced with a tight deadline in which to complete the deal. All auction property will have a corresponding legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete the transaction on the set completion date.

We have agreed to purchase a house in Gamston. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

As you are obtaining a mortgage with Lloyds your lawyer must check the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Gamston.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gamston solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Gamston postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Gamston.

I require fast conveyancing in Gamston as I am under pressure to exchange contracts in less than 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are not getting a mortgage you have the choice not to have searches conducted although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Gamston the following are instances of what can arise and adversely impact future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...

I have been on the look out for a ground for flat up to £245,000 and identified one close by in Gamston I like with amenity areas and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Gamston suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

How do I use the search facility to get a quote from a conveyancing practitioner in Gamston on the approved list for my mortgage?

1st pick a mortgage company such as Lloyds TSB Bank, Skipton Building Society or Clydesdale then type in your location e.g. Gamston. Conveyancing firms in Gamston and across England and Wales will then be listed.

Can you offer any advice when it comes to appointing a Gamston conveyancing firm to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Gamston conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Gamston conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

How familiar is the firm with lease extension legislation? What are the legal fees for lease extension work?

Leasehold Conveyancing in Gamston - Examples of Queries Prior to buying

How many of the leaseholders are in arrears for their service charge payments? How much is the maintenance charge and ground rent on the property?