My Goole conveyancer has discovered a discrepancy between the information in the home valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he must check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial land in Goole?

Its becoming the norm that commercial conveyancing solicitors in Goole will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Goole. 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 Goole.

For every commercial conveyancing transaction in Goole it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Goole commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Goole.

I am buying a new build apartment in Goole. 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 legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Goole

Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared.

In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Goole and how can your lawyers assist?

The particular law that you refer to gives a safeguard to commercial leaseholders, giving them the a statutory right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Goole is one of the hundreds of areas of the UK in which our lawyers have offices

I only have Sixty One years remaining on my flat in Goole. I need to extend my lease but my landlord is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the lessor. On the whole an enquiry agent may be helpful to conduct investigations and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Goole.

I acquired a 2 bed flat in Goole, conveyancing was carried out June 2003. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Goole with over 90 years remaining are worth £175,000. The ground rent is £65 levied per year. The lease comes to an end on 21st October 2083

You have 58 years left to run we estimate the price of your lease extension to be between £23,800 and £27,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.