Forgive me if this question is silly but I am new to the house moving as FTB of a garden flat in Leaves Green. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Leaves Green?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

Can you help - my lawyer says that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Leaves Green?

The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.

Completion of my remortgage has taken place for my property in Leaves Green. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel 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.

How does conveyancing in Leaves Green differ for new build properties?

Most buyers of new build premises in Leaves Green approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Leaves Green usually 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 conveyancers 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 Leaves Green or who has acted in the same development.

Am I best advised to go with a Leaves Green conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can perform the legal formalities but his firm is located a couple of hundredkilometers away.

The primary upside of using a local Leaves Green conveyancing practice is that you can drop in to execute documents, hand in your ID and apply pressure on them if necessary. Having local Leaves Green know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were content that must surpass using an unknown Leaves Green conveyancing lawyer just because they are local.

Estate agents have just been given the go-ahead to market my basement flat in Leaves Green. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal because all ground rent and maintenance charges should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Leaves Green. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We can put you in touch with a Leaves Green conveyancing firm who can help.

An example of a Lease Extension case for a Leaves Green residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.

I need to consider costs for conveyancing in Leaves Green from various conveyancer and appoint one. Do I instruct them to sit tight until I a suitable house to buy.

You should wait to ask your solicitor to start work and apply for searches after the offer has been accepted on the property particularly as Leaves Green conveyancing searches are a couple of hundred pounds.