We're in Leatherhead, First timers purchasing with a mortgage (lender is Kent Reliance , and our lawyer is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I just acquired a flat at auction in Leatherhead. Conveyancing is required. What are my next steps?

Having legally committed yourself to purchase you must appoint a conveyancing solicitor soon as you will have a fast approaching a drop dead date to complete the property. Every auction property should have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to the lawyer working for you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

We are purchasing a terrace house in Leatherhead. The intention is to convert the garage to an office at the property.Will legal investigations on the property include enquiries to see if these works are permitted?

Your conveyancer will check the registered title as conveyancing in Leatherhead can on occasion reveal restrictions in the title documents which restrict categories of alterations or require the consent of another owner. Some extensions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Completion of my purchase has taken place for my property in Leatherhead. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I own a 4 bedroom Edwardian house in Leatherhead. Conveyancing lawyer represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Birmingham Midshires to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Leatherhead and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who carried out the work.

What does commercial conveyancing in Leatherhead cover?

Commercial conveyancing in Leatherhead covers a broad range of guidance, given by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I own a leasehold flat in Leatherhead. Conveyancing was finalised in last year. I have heard that I mustn’t let the the remaining lease term to get too low. What is the reasoning?

Leatherhead leasehold properties are for a set term - normally ninety nine years when they commenced. However many flats in Leatherhead were constructed or converted 25 or more years ago and so such leases now have fewer than eighty years unexpired. That may seem like a long time however Banks, Building Societies and other mortgage lenders on the whole need leases to have a minimum of 75 years unexpired to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are getting close to eighty years. To increase your property value you should be considering whether or not to extend your lease well in advance of selling the property. Furthermore significant benefits to doing so before the lease reaches even 80 years as when the lease falls below eighty years the amount to be paid to extend starts to increase.