I am need of leasehold conveyancing for an apartment in a relatively new development (6 years old) in Bradwell. The vast majority the flats are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Bradwell?

If you are acquiring a property with the assistance of a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Bradwell conveyancing searches are optional. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Bradwell.

It is 10 years ago since I acquired my house in Bradwell. Conveyancing lawyers have now been appointed on the sale but I am unable to find my title deeds. Is this a major issue?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by the mortgage company or they could be archived with the solicitor who handled the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Bradwell involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I used Stirling Law a few years ago for my conveyancing in Bradwell. Now, I need my files however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Bradwell of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Bradwell with a loan from Nationwide Building Society. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it may jeopardize my loan with Nationwide Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am in need of some leasehold conveyancing in Bradwell. Before I set the wheels in motion I require certainty as to the remaining lease term.

Assuming the lease is registered - and almost all are in Bradwell - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1st floor flat in Bradwell, conveyancing formalities finalised in 1995. Can you work out an approximate cost of a lease extension? Equivalent flats in Bradwell with an extended lease are worth £181,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2075

With just 50 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.