I have been told that property searches are the main cause of delay in Johnstown house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Johnstown.

Due to the guidance of my in-laws I had a survey completed on a property in Johnstown ahead of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend not issue a mortgage on a flying freehold property.

It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Johnstown. Conveyancing may be slightly more expensive based on your lender's requirements.

We're first time buyers - had an offer accepted, but the estate agent advised that the owners will only go ahead if we instruct their recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Johnstown

It is improbable the sellers are behind this. Should the owner desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Johnstown conveyancing lawyers - not the ones that will give their estate agent a referral fee or meet his conveyancing targets pre-set by corporate headquarters.

I am a negotiator for a busy estate agency in Johnstown where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Johnstown conveyancing firms. Can you shed some light as to whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I am the registered owner of a split level flat in Johnstown, conveyancing formalities finalised December 1997. How much will my lease extension cost? Equivalent flats in Johnstown with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2085

With just 60 years remaining on your lease the likely cost is going to range between £20,000 and £23,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.