Willinstructing a Northop Hall conveyancing firm make my purchase more efficient?

Generally conveyancing solicitors in your neck of the woods will have excellent relationships with your local authority, which can help with the Northop Hall conveyancing searches that your lawyer will require. It also helps if they have strong connections with the Local Land Registry Office your area Northop Hall, other lawyers in the location and Northop Hall selling agents.

We're in Northop Hall, FTBs buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Northop Hall for a purchase of a freehold house 12 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Northop Hall conveyancing specialists.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Northop Hall is the location of the property. Can you shed any light on this issue?

Flying freeholds in Northop Hall are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northop Hall you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northop Hall 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.

What are the common problems that you see in leases for Northop Hall properties?

There is nothing unique about leasehold conveyancing in Northop Hall. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You may encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Chelsea Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I invested in buying a 1 bedroom flat in Northop Hall, conveyancing having been completed 5 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 Northop Hall with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2079

With 54 years left to run the likely cost is going to span between £32,300 and £37,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should 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 want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.