Please explain the implications if my lawyer’s firm is removed from the Nationwide Solicitor panel ahead of completing my conveyancing in Leighton Buzzard?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I have been told that property searches are the number one cause of obstruction in Leighton Buzzard conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Leighton Buzzard.

three months have gone by following my purchase conveyancing in Leighton Buzzard completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in Leighton Buzzard. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Leighton Buzzard

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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.

Expecting to exchange soon on a garden flat in Leighton Buzzard. Conveyancing solicitors have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Leighton Buzzard should include some of the following:

Who has the liability for maintaining the window frames Setting out your legal entitlements in respect of the communal areas in the block.For example, does the lease permit a right of way over an accessway or staircase? What the implications are if you have violated the provisions of the lease? Who has the liability to repair and maintain the block. It is essential that you know who is responsible the repair and maintenance of all parts of the block and estate You would want to be sent a copy of the lease

I own a garden flat in Leighton Buzzard, conveyancing was carried out in 2002. Can you work out an approximate cost of a lease extension? Corresponding flats in Leighton Buzzard with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2097

You have 73 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.