Will commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Sheringham?

Many commercial conveyancing solicitors in Sheringham will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Sheringham. The search result sets out definitive information 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 Sheringham.

For every commercial conveyancing transaction in Sheringham it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Sheringham commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Sheringham.

I have a semi-detached Victorian house in Sheringham. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Accord Mortgages Ltd to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sheringham and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing lawyer who conducted the work.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Sheringham is where the house is located. Can you shed any light on this issue?

Flying freeholds in Sheringham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sheringham 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 Sheringham may determine 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.

Do you have any advice for leasehold conveyancing in Sheringham with the purpose of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Sheringham can be bypassed where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ representatives.
A minority of Sheringham leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Obtaining a duplicate share certificate can be a lengthy formality and delays many a Sheringham conveyancing transaction. If a reissued share is needed, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. If you have had conflict with your freeholder or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to ongoing.

I invested in buying a studio flat in Sheringham, conveyancing having been completed in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Sheringham with a long lease are worth £176,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2104

You have 80 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

How do I identify reasonably priced conveyancing in Sheringham?

Option 1 is to ask your friends and family who they used in the past and if they were happy with the service. Option 2 is to look on the web for conveyancing in Sheringham. Phone two or three from the list and request that they email you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Option 3 is to make use of this site to help you find the right lawyers for you based on your unique factors including location,speed, complexity and who the proposed lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in Sheringham