I have decided to exercise my right to buy my property in Higher Kinnerton off the council. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. 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 , you will need to appoint a solicitor on the conveyancing panel.

I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being problematic. The Higher Kinnerton solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

have agreed my home loan in principle, my offer on a flat in Higher Kinnerton has been accepted, now what?

Your estate agent will wish to know who your solicitors are (ensure that the are on the lender’s panel). Telephone or the financial adviser and finish off any relevant documentation. will sellect a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. will issue the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Higher Kinnerton.

How does conveyancing in Higher Kinnerton differ for newly converted properties?

Most buyers of new build or newly converted property in Higher Kinnerton contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Higher Kinnerton tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Higher Kinnerton or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Higher Kinnerton is where the house is located. Is there any guidance you can give?

Flying freeholds in Higher Kinnerton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Higher Kinnerton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Higher Kinnerton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My brother has encouraged me to appoint his conveyancing solicitors in Higher Kinnerton. Should I use them?

There are no two ways about it the ideal way to select a conveyancing solicitor is to seek feedback from friends or relatives who have actually previously instructed the conveyancer that you are considering.

There are only Seventy years left on my flat in Higher Kinnerton. I now wish to extend my lease but my landlord is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you have made all reasonable attempts to find the landlord. In some cases a specialist may be helpful to conduct investigations and to produce an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the application to the County Court overseeing Higher Kinnerton.

I purchased a 1st floor flat in Higher Kinnerton, conveyancing was carried out in 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Higher Kinnerton with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 50

With just 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. 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. Neither should you take any other action based on this information without first seeking the advice of a professional.