I am buying a property without a mortgage in Scarborough. I have lived for the last twelve years in Scarborough. Conveyancing searches are a lot of money. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then all but one or two of the Scarborough conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she is duty bound to do this. One thing to consider; if you are intend to sell the house one day, it may be of interest to your prospective buyer what the searches determine. Sometimes houses with functional issues can still reveal detrimental search results. A good conveyancing solicitor in Scarborough should be able to give you some sensible guidance here.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Scarborough?

Many commercial conveyancing solicitors in Scarborough will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Scarborough. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Scarborough.

For every commercial conveyancing transaction in Scarborough it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Scarborough commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Scarborough.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Scarborough I like with a park and station nearby, however it only has 51 years on the lease. There is not much else in Scarborough suitable, so just wondered if I would be making a grave error purchasing a short lease?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Scarborough. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in Scarborough are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Scarborough in which case you should be looking for a Scarborough conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer should report to you on the legal implications.

I acquired a 1st floor flat in Scarborough, conveyancing having been completed April 2012. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Scarborough with an extended lease are worth £201,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2088

With just 64 years remaining on your lease we estimate the price of your lease extension to range between £14,300 and £16,400 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 supply the actual costs in the absence of 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 you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

We are FTB’s just having agreed a price on a property in Scarborough, and need to get solicitors lined up. I have used the numerous rating tools and the quotes are from all over the country. Is it advisable to have a Scarborough conveyancer local to our prospective new home? I am content to do everything electronically, but I assume at some stage we may need to physically go into the lawyer's office to sign contracts?

The conveyancing practitioner does not need to be in Scarborough, but opting for local means that you have the option to go in if required, for instance, if a signature is immediately necessary. In addition, a Scarborough solicitor have established relationships with local agents and (if the vendor has chosen a local lawyer) with them, which will help keep things moving faster.