My partner and I have just purchased a house in Burbage. We have noticed several issues with the property which we consider were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Burbage?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Burbage. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a document referred to as a Seller’s Property Information Form. answers ends up being misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Burbage.

I am purchasing a end of terrace house in Burbage. The intention is to carry out an extension to the side at the house.Will legal work on the property include checks to see if these works are permitted?

Your solicitor will review the deeds as conveyancing in Burbage will sometimes reveal restrictions in the title deeds which prohibit categories of works or necessitated the consent of another owner. Some works call for local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

I have decided to exercise my right to buy my property in Burbage off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Burbage is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.

I got the keys to my flat on 12 April and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Burbage expressed confidence that it would be recorded in a couple of weeks. Are titles in Burbage particularly slow to register?

There is nothing unique about conveyancing in Burbage registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. Currently approximately three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Registration is effected once the purchaser is living at the premises thus registration formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.

We're first time buyers - agreed a price, but the agent told us that the owners will only proceed if we instruct the agent's chosen conveyancers as they want an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Burbage

We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Burbage conveyancing solicitors - as opposed tothe ones that will provide their estate agent a introducer fee or achieve conveyancing thresholds pre-set by corporate headquarters.

What are your top tips when it comes to choosing a Burbage conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Burbage conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Burbage conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

If they are not ALEP accredited then why not?

I inherited a ground floor flat in Burbage, conveyancing having been completed in 2009. Can you work out an approximate cost of a lease extension? Similar flats in Burbage with a long lease are worth £211,000. The ground rent is £50 yearly. The lease runs out on 21st October 2093

With just 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.

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 investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.