I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to appoint a Longford based conveyancing firm?

You should check but the chances are that appoint one of their panel solicitors where you accept the "fee-free" offer. Speak to the lender to check if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Longford.

How does conveyancing in Longford differ for newly converted properties?

Most buyers of new build residence in Longford come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Longford usually buy the real estate, 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 conveyancing solicitors 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 Longford or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Longford is the location of the property. What do you suggest?

Flying freeholds in Longford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Longford 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 Longford may determine 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.

After years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Longford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most definitely. We are happy to put you in touch with a Longford conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Longford residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired term was 69 years.

Are there frequently found defects that you witness in leases for Longford properties?

Leasehold conveyancing in Longford is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are not included. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Bank of Scotland, and Clydesdale 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 grant the mortgage, obliging the buyer to pull out.

Living abroad it is not practicable to travel my Longford conveyancing solicitors office to execute documents for conveyancing in Longford – will this be problematic?

Not a problem. Longford conveyancing lawyers can handle conveyancing transactions for clients wider afield. You are unlikely to be required to be present a Longford conveyancers office. They can deal with everything via phone, post and email - whatever works for you.