My fiancee and I are buying our first house. The property lawyer has texted usto check if we want to order additional conveyancing searches. We are really unsure what's appropriate for conveyancing in Spital

The extent of Spital conveyancing searches should be triggered based primarily on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your general approach to risk. What matters is that you properly appreciate what information each search could supply. Then you can make a decision if you personally think you need that information. Where you are in doubt, ask the conveyancing practitioner to provide guidance.

I used Arc property Solicitors several years past for my conveyancing in Spital. Now, I need my documents however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Spital of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Spital differ for new build properties?

Most buyers of new build premises in Spital come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Spital tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Spital or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Spital is the location of the property. Can you shed any light on this issue?

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

Last July I purchased a leasehold house in Spital. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Spital Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Best to be warned if fixing the lift or some other significant cost is due in the foreseeable future to be shared amongst the leaseholders and may well materially impact the level of the service charges or require a one off invoice. Can you inform me if there are any major works on the horizon that could add a premium to the maintenance fees? How many of the leaseholders are in arrears for their maintenance charge payments?