Have just purchased a probate house at auction in Mitcheldean. Conveyancing is required. What is next?

Having for in every practical sense signed on the dotted line you now have to find a conveyancing practitioner as a matter of urgency as you will have a tight deadline in which to complete the deal. Every auction property will have an associated legal set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. Where you are dealing with leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must give this to the solicitor instructed by you ASAP. Do make sure that you have funds in order to complete on the date specified in the contract.

This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Mitcheldean. Do I collect the keys to the property on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Mitcheldean?

On the day of completion you will not be required to attend the conveyancers office in Mitcheldean. Your solicitors will transfer the completion advance to the seller's lawyers, and once they have received this, you should be called to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being pedantic. The Mitcheldean solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My wife and I purchased a terraced Victorian house in Mitcheldean. Conveyancing practitioner acted for me and Barclays . I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mitcheldean and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.

I have been on the look out for a flat up to £235,500 and found one close by in Mitcheldean I like with amenity areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Mitcheldean for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I am a sole trader intending to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering competitive charges for commercial conveyancing in Mitcheldean for under £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Mitcheldean, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. As for the costs these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with a fixed commercial conveyancing quote.

Expecting to complete next month on a leasehold property in Mitcheldean. Conveyancing lawyers inform me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Mitcheldean should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Where does the liability rest for repairing the window frames Repair and maintenance of the property You should know whether the lease permits you to add or improve aspects of the flat- you should know whether any restrictions applies to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary You should be told what is to be regarded as a Nuisance in the lease

Mitcheldean Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Make sure you find out if the the lease contains any adverse restrictions in the lease. For example it is fairly common in Mitcheldean leases that pets are not permitted in in a block in Mitcheldean. If you love the propertyin Mitcheldean yet your cat is not allowed to live with you then you will be presented with a hard choice. How many of the leaseholders are in arrears for their maintenance charge payments? How is the lease structured?