As someone with no idea as to the Sandhurst conveyancing process what’s your top tip you can impart concerning the house moving process in Sandhurst

Not many law firms shout this from the rooftops but conveyancing in Sandhurst and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the legal transfer of property. For instance, the vendor, property agent and sometimes the bank. Appointing a law firm for your conveyancing in Sandhurst an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to look after your best interests and to protect you.

We are witnessing a distinct emergence of a "blame" culture- someone has to be blamed for the process taking so long. You your first instinct should be to trust your conveyancer above all other parties in the home moving process.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Sandhurst is where the house is located. Can you offer any advice?

Flying freeholds in Sandhurst are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sandhurst you must be sure that your lawyer goes 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 Sandhurst 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.

In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Sandhurst and how can your lawyers assist?

The particular law that you refer to affords protection to business lessees, giving them the right to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Sandhurst

I have just started marketing my basement flat in Sandhurst. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you clear the maintenance contribution as usual given that all ground rent and maintenance charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I acquired a 1 bedroom flat in Sandhurst, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Sandhurst with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2074

With just 50 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending 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 additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Sandhurst which will be sold. The bungalow is unregistered at HMLR and I'm advised that some purchasers will insist that it is in place before they will move forward. What's the procedure for this?

In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.