Completed the sale of my flat in Deanshanger last June yet the purchaser is calling every few hours to moan that his conveyancer needs to hear from mine. What are the post completion sale formalities following completion?

Post completion of your sale your solicitor is obliged to deliver the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where appropriate, your solicitor should also evidence that the home loan has been paid off to the purchasers lawyers. There is unlikely to be post completion procedures specific conveyancing in Deanshanger.

Can I be sure that the Deanshanger conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Deanshanger getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your transaction.

We expect to receive a DIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Deanshanger solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

You will need to appoint Deanshanger solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

My fiancee and I are spending time viewing flats in Deanshanger and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Clydesdale.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

My wife and I purchased a semi-detached Victorian house in Deanshanger. Conveyancing lawyer represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Deanshanger and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who conducted the conveyancing.

I am attracted to a two maisonettes in Deanshanger which have about forty five years left on the lease term. should I be concerned?

There are no two ways about it. A leasehold apartment in Deanshanger is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. The majority of buyers and mortgage companies, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Deanshanger conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a ground floor flat in Deanshanger, conveyancing was carried out October 2012. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Deanshanger with an extended lease are worth £206,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2091

You have 66 years unexpired the likely cost is going to be between £11,400 and £13,200 as well as professional fees.

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 the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Why do I have to send my conveyancer with a list of items of ID ahead of starting my conveyancing in Deanshanger?

Deanshanger property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering legislation to record that the have verified the identity of their clients. It will also be a condition of your bank if you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and date of birth.