Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Browns Green so that I can pop in to their offices when needed.

As opposed to ten years ago, most banks no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide ID documents and there are still distinct benefits to instructing a local solicitor, in your situation a conveyancing solicitor in Browns Green.

What is the difference between a licensed conveyancer and conveyancing solicitor in Browns Green

There are two types of lawyers who can execute conveyancing in Browns Green namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or purchase of property. Both are duty bound to carry out Browns Green conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that the necessary steps will be suitably followed.

This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Browns Green. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Browns Green?

On the day of completion you will not be required to attend the conveyancers office in Browns Green. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Browns Green solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Browns Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

What can a local search tell me concerning the house we're buying in Browns Green?

Browns Green conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Browns Green conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

How does conveyancing in Browns Green differ for newly converted properties?

Most buyers of new build or newly converted property in Browns Green approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Browns Green typically buy the real estate, 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 Browns Green or who has acted in the same development.

There are only 62 years remaining on my lease in Browns Green. I now want to get lease extension but my landlord is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to locate the freeholder. On the whole a specialist may be useful to conduct investigations and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Browns Green.

I own a leasehold flat in Browns Green, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Browns Green with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.