I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Clare. Almost all the properties have already been occupied. Do I need carry out the neighbourhood searches as part of conveyancing in Clare?

If you are buying a property with the assistance of a mortgage, your bank will require some (many) of the searches so you'll have no choice. If not, then Clare conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, 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 Clare.

2 months have elapsed since my purchase conveyancing in Clare completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build house in Clare with a loan from Skipton Building Society. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The estate agent advised me not disclose to my lawyer about this side-deal as it could affect my mortgage with Skipton Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My father has encouraged me to appoint his conveyancing solicitors in Clare. Do I take his guidance?

Much as we are happy to recommend a Clare conveyancing lawyer the best way to find a conveyancing solicitor is to have guidance from friends or family who have actually used the conveyancer you're are thinking of instructing.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £350,000 apartment in Clare on Tuesday in a week. The landlords agents has quoted £336 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Clare?

Clare conveyancing on leasehold apartments nine out of ten times results in administration charges levied by managing agents :

Completing conveyancing due diligence questions Where consent is required before sale in Clare Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Clare leasehold premises is £350. For Clare conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I inherited a split level flat in Clare, conveyancing formalities finalised in 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Clare with an extended lease are worth £190,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087

With 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.