Having been referred to your service we were about to appoint conveyancing solicitor in Locksbottom endorsed on your site but have come across some other estimates on the internet seem less expensive – how come?

There are many firms of solicitors advertising alleged cut-price conveyancing, yet more often than not supplementalfees end up with the closing fee being escalated. Solicitors are duty bound to ensure charges contained in terms and conditions should be transparent and reasonable raised The conveyancers that we list for conveyancing in Locksbottom set out all charges for the property you plan tobuy.

We are getting closer to an exchange on a flat in Locksbottom and my parents have sent the 10% deposit to my solicitor. I am now told that as the deposit has been received from someone other than me my solicitor needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

The solicitor is obliged to check with lender to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

It has been 4 months following my purchase conveyancing in Locksbottom took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Locksbottom is where the house is located. Can you offer any guidance?

Flying freeholds in Locksbottom are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Locksbottom you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Locksbottom 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 property.

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Locksbottom conveyancing firm to represent me?

Absolutely. We are happy to put you in touch with a Locksbottom conveyancing firm who can help.

An example of a Lease Extension case for a Locksbottom flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired residue of the current lease was 50.57 years.

What makes a Locksbottom lease problematic?

Leasehold conveyancing in Locksbottom is not unique. Most leases are drafted differently and drafting errors can result in certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.