Why would one appoint a Marshalls Park conveyancing firm given that national alternatives are so much cheaper?

Its a good idea to contrast conveyancing costs in Marshalls Park and you should seek a competitive estimate but don’t become consumed with sourcing the lowest priced Marshalls Park conveyancer. Locating the right conveyancer can mark the difference between a smooth and a distressing home move. It is important that you ensure that you have expert guidance from a trusted solicitor. Emails can't replace a phone conversation and are no substitute for a face to face appointment. The firms that we work with will find you a qualified and trusted conveyancing solicitor that will deal with your conveyancing from start to finish, giving the sort of continuity that you are unlikely to received from an online conveyancer. He or She will update you on progress and keep you informed. If you ever need to call the office you will be sure who to ask for and they will be sure you are kept fully informed.

Various web forums that I have frequented warn that are the number one cause of hinderance in Marshalls Park conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Marshalls Park.

Me and my brother own a semi-detached Victorian house in Marshalls Park. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??

You should read 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 Marshalls Park and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the conveyancing.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Marshalls Park. 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 is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Marshalls Park

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.

Last October I purchased a leasehold flat in Marshalls Park. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a 1 bedroom flat in Marshalls Park, conveyancing having been completed 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Marshalls Park with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 yearly. The lease terminates on 21st October 2082

With 57 years unexpired we estimate the premium for your lease extension to span between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.