Me and my partner are buying our first property. The conveyancer has contact usto check if we would like to take out supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in Goffs Oak

The scope of Goffs Oak conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What matters is that you adequately understand what information the searches could provide. You may then decide if you personally think you need that information. Where you are in doubt, ask your conveyancing practitioner to guide you.

It is a dozen years since I acquired my property in Goffs Oak. Conveyancing lawyers have recently been appointed on the sale but I am unable to locate my title documents. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Goffs Oak involves registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.

I opted to have a survey done on a property in Goffs Oak in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not give a loan on such a home.

It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Goffs Oak. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Goffs Oak to see if the conveyancing will be more expensive.

What tools are available to locate a Goffs Oak solicitor on the HSBC Bank conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the solicitor.

You can use the facility on this page. Please pick a lender and your location and you will see a number of Goffs Oak conveyancing lawyers located nearest you. We have detailed some Goffs Oak conveyancing firms at the bottom of this page and you can call them to check if they are on the HSBC Bank member panel

I've recently bought a leasehold property in Goffs Oak. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a 2 bed flat in Goffs Oak, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Goffs Oak with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2076

With just 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 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 the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.