We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Johnstown?

You should check but the the likelihood is that give you one of their panel conveyancers if you accept the "fee-free" incentive. Call the mortgage company and see if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Johnstown.

Are there restrictive covenants that are commonly identified during conveyancing in Johnstown?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Johnstown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Johnstown differ for newly converted properties?

Most buyers of new build property in Johnstown contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Johnstown usually acquire 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 Johnstown or who has acted in the same development.

Is it best to instruct a Johnstown conveyancing practitioner based in the location that I am hoping to buy? An old friend can execute the conveyancing but they are based 300kilometers drive away.

The benefit of a high street Johnstown conveyancing firm is that you can drop in to sign documents, deliver your ID and apply pressure on them where appropriate. Having local Johnstown know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must trump using an unfamiliar Johnstown conveyancing solicitor solely due to them being round the corner.

I am attracted to a couple of flats in Johnstown both have about fifty years remaining on the leases. Will this present a problem?

A lease is a right to use the premises for a period of time. As a lease gets shorter the saleability of the lease decreases and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this arena.

I own a 1st floor flat in Johnstown, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Johnstown with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2097

With 72 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.