My bid for a property was accepted at auction in Skellingthorpe. Conveyancing is necessary. What are my next steps?

Having legally committed yourself to purchase you now have to instruct a conveyancing solicitor soon as you are faced with a pending a fixed date to complete the purchase. An auction property should have a bespoke legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that you have funds organised to complete the transaction on the set completion date.

I am purchasing a property in Skellingthorpe. An unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nottingham your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Skellingthorpe.

Leeds Building Society have agreed my home loan in principle, my offer on a property in Skellingthorpe has been agreed to, what happens next?

Your property agent will need to be informed of your conveyancing practitioner's details (make sure the solicitors are on the bank’s panel). Telephone Leeds Building Society or your financial adviser and finalise any relevant forms. Leeds Building Society will sellect a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Skellingthorpe.

Various web forums that I have frequented warn that are the number one cause of obstruction in Skellingthorpe conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Skellingthorpe.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Skellingthorpe is the location of the property. What do you suggest?

Flying freeholds in Skellingthorpe are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Skellingthorpe you must be sure that your lawyer goes 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 Skellingthorpe may decide 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 four weeks into a freehold purchase having been directed to a firm by the estate agent to carry out the conveyancing in Skellingthorpe. We are not happy. Can you you assist me in finding new solicitors?

They would have to be really bad to suggest changing them. Has the mortgage offer been generated? If so you must make them aware of the new contact details and have the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company approved list to avoid escalating charges and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool can help you find a bank approved conveyancer for your home move in Skellingthorpe

I only have 68 years left on my flat in Skellingthorpe. I now wish to extend my lease but my landlord is can not be found. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to locate the landlord. For most situations an enquiry agent should be helpful to conduct investigations and to produce a report to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Skellingthorpe.

I bought a split level flat in Skellingthorpe, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Comparable properties in Skellingthorpe with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2089

With just 64 years left to run the likely cost is going to be between £15,200 and £17,600 as well as professional fees.

The figure 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. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.