Having sold my house in North End last November yet the purchaser is calling every few hours to say his conveyancer is waiting to hear from mine. What should my lawyer have done following completion?

Following your house sale your solicitor is obliged to send the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer should also evidence that the mortgage has been discharged to the buyers lawyers. There are no post completion requirements just for conveyancing in North End.

What can a local search inform me about the house I am buying in North End?

North End conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every North End conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. North End is the location of the property. Can you offer any guidance?

Flying freeholds in North End are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North End you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North End 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 residence.

My husband and I are a fortnight into a freehold purchase having been directed to solicitors by the local agent to perform conveyancing in North End. We are not happy. Can you help me find new solicitors?

A conveyancer would need to be really bad to suggest replacing them. Has the loan offer been generated? If so you need to inform them of the new solicitor and have the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid added costs and frustration. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in North End

Expecting to exchange soon on a studio apartment in North End. 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?

The report on title for your leasehold conveyancing in North End should include some of the following:

What you can do if an adjoining owner is in violation of a provision in their lease? Whether your lease has a provision for a reserve fund? What remedies are open the freeholder should you breach a clause of your lease? It needs to be made clear to you if the lease permits you to change or upgrade aspects of the premises- you must know whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary You should have a good understanding of the insurance obligations

Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in North End. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to make a decision on the price.

An example of a Lease Extension matter before the tribunal for a North End residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired term was 76 years.