We are purchasing our first house. Our solicitor has contact usto see if we wish to take out extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Bitterne

The range of Bitterne conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your general approach to risk. What matters is that you adequately understand what information each search could supply. You may then decide if you consider that you need that search. Should you be unsure, ask your solicitor to explain.

I am assisting my step-mother sell her house in Bitterne. Does the solicitor arrange an EPC or it is for the owner to coordinate?

After the abolition of Home Information Packs, energy assessments was kept a compulsory element of moving property. An EPC needs to be commissioned before the property is marketed. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are using a Bitterne conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with reputable local accredited person

Two weeks ago we had a mortgage agreed in principle with Lloyds. Bitterne conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Lloyds?

Some lenders take longer than others. Have Lloyds conducted the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Bitterne lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

My wife and I have a renovated Edwardian property in Bitterne. Conveyancing practitioner acted for me and Halifax. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to assess 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 Bitterne and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bitterne. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bitterne

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

All being well we will complete the sale of our £425,000 maisonette in Bitterne on Thursday in a week. The freeholder has quoted £396 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Bitterne?

Bitterne conveyancing on leasehold apartments often requires the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to assist. They may charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. In reality one has little option but to pay whatever is demanded if you want to sell the property.

I purchased a leasehold flat in Bitterne, conveyancing having been completed December 2001. How much will my lease extension cost? Similar properties in Bitterne with over 90 years remaining are worth £222,000. The ground rent is £50 yearly. The lease ends on 21st October 2096

You have 71 years unexpired the likely cost is going to range between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.