I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Kesgrave. 95% of the flats are already sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Kesgrave?

Conveyancing Searches are a central link in the Kesgrave conveyancing process. There are a large number of companies who offer Kesgrave conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.

We have agreed to purchase a house in Kesgrave. One unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Barclays your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Kesgrave.

My wife and I are at the point of looking at flats in Kesgrave and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I will be getting a mortgage with Leeds Building Society.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.

Our sealed bid on a detached house in Kesgrave has been accepted, but there is a chain. The owners have put an offer on a property, but it’s not yet tied up, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Kesgrave. What should be my next step? When should I get the mortgage application with Santander going?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Kesgrave conveyancing search charges, etc). First, you must check that your property lawyer is on the Santander approved list. Regarding the next stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a hot market some buyers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with the conveyancing in Kesgrave.

I have recentlybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Kesgrave for a purchase of a leasehold flat 18 months ago. How can I check that my home is not still registered in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kesgrave conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Kesgrave is the location of the property. Can you shed any light on this issue?

Flying freeholds in Kesgrave are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kesgrave you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kesgrave may decide 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 residence.

I am tempted by the attractive purchase price for a couple of maisonettes in Kesgrave both have in the region of forty five years remaining on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Kesgrave. The lease is a right to use the property for a prescribed time frame. As the lease shortens the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on such properties. Lease extension can be a difficult process. We advise that you get professional help from a conveyancer and surveyor with experience in this area.

I bought a leasehold flat in Kesgrave, conveyancing having been completed December 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Kesgrave with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2096

With just 71 years unexpired the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other 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.