A relative suggested that if I am buying in Guildford I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally quoted for as part of the standard Guildford conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Guildford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Guildford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Guildford.

I have been on the look out for a flat up to £245,000 and identified one near me in Guildford I like with a park and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Guildford suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

My husband and I are novice buyers - had an offer accepted, yet the selling agent told us that the seller will only proceed if we appoint the agent's recommended lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Guildford

It is improbable the sellers are driving this. Should the seller want ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Guildford conveyancing firm - not the ones that will provide the estate agent a kickback or meet his conveyancing targets set by head office.

I own a leasehold flat in Guildford. Conveyancing and mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Guildford who previously acted has now retired. What should I do?

The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Guildford conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Guildford Leasehold Conveyancing - Examples of Queries before Purchasing

What is the service charge and ground rent on the apartment? Does the lease have more than 90 years left? Does the lease contain onerous restrictions?

Should I cancel the direct debit for my mortgage with as soon as a completion date for my home sale in Guildford has been agreed?

You would be well advised to maintain paying any mortgage payments to pending the mortgage being repaid from the proceeds of sale as part of your Guildford conveyancing.