AssumingI were to buy a freehold housein Immingham for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Immingham?

Any savings you would achieve would be isolated to the Immingham conveyancing searches. A solicitor is required to do the vast majority of work - money laundering, liaising with the vendors conveyancing practitioner, SDLT return, register the ownership etc. You might save a bit for them not needing to register a mortgage however it won't be significant.

When will exchange of contracts take place for domestic conveyancing in Immingham and do I need to attend the lawyers office?

Where you are local to one of the conveyancing solicitors in Immingham you are welcome to attend to sign the paperwork. That being said, the firms we work with provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when communicating with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Immingham)to be in the office available at the end of the phone to exchange contracts.

I have been on the look out for a ground for flat up to £245,000 and found one near me in Immingham I like with amenity areas and station nearby, however it's only got 61 years on the lease. I can't really find anything else in Immingham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

We're first time buyers - had an offer accepted, but the property agent advised that the seller will only go ahead if we appoint the agent's recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer with experience of conveyancing in Immingham

It is improbable the sellers are driving this. If they want ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your preferred Immingham conveyancing solicitors - rather thanthose that will earn their estate agent a commission or achieve conveyancing targets pre-set by HQ.

Having had my offer accepted I require leasehold conveyancing in Immingham. Before I set the wheels in motion I would like to find out the remaining lease term.

Assuming the lease is recorded at the land registry - and almost all are in Immingham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 1 bedroom flat in Immingham, conveyancing having been completed in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Immingham with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease runs out on 21st October 2084

With 60 years remaining on your lease we estimate the premium for your lease extension to be between £20,000 and £23,000 as well as costs.

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