Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. New Brighton is where the house is located. Can you offer any opinion?

Flying freeholds in New Brighton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Brighton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Brighton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How easy is it to transfer to a new firm as I have to instruct a firm on the Nationwide Building Society conveyancing list. I hired a high street conveyancing solicitor in New Brighton five minutes from me but the firm is not accepted by Nationwide Building Society

We will our best to assist in finding you a conveyancing solicitor in New Brighton on the Nationwide Building Society panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in New Brighton. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in New Brighton.

Am I better off to choose a New Brighton conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can conduct the legal formalities but her office is a couple of hundredmiles drive away.

The benefit of a local New Brighton conveyancing practice is that you can attend the office to sign documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that should trump using an unfamiliar New Brighton conveyancing solicitor just because they are round the corner.

Back In 2002, I bought a leasehold house in New Brighton. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in New Brighton who previously acted has now retired. What should I do?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to instruct a New Brighton conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a ground floor flat in New Brighton, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in New Brighton with a long lease are worth £186,000. The ground rent is £55 per annum. The lease ends on 21st October 2076

With just 52 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

Is there a distinction between surveying and conveyancing in New Brighton?

Conveyancing - in New Brighton or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the vendor to fix the problems prior to you complete your move.