I require expedited conveyancing in Oakham as I have an ultimatum to sign on the dotted line within 3 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to do searches although no solicitor would recommend that you don't. With lots of history conveyancing in Oakham the following are instances of what can crop up and therefore affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...

I was pointed in your direction by numerous selling agents in Oakham to get a quote from a solicitor using your seach tool. What’s the financial upside for Estate Agents to recommend your services over and above another?

We refuse to offer any financial incentive for directing people in our direction. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

We are 3 weeks into a residential purchase having been referred to solicitors by the local agent to handle our conveyancing in Oakham. I am not happy. Could you you assist me in finding new conveyancers?

A conveyancer would have to be really bad in order to consider diss instructing them. Has the mortgage been generated? In the event that it has you need to advise them of the new contact details and ensure the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company approved list to avoid supplemental fees and complications. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Oakham

I am looking at a couple of maisonettes in Oakham both have about fifty years unexpired on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Oakham is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the value of the property. For most purchasers and lenders, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Oakham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a ground floor flat in Oakham, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Oakham with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2105

With just 80 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

My aunt completed her conveyancing in Oakham 7 years past. She has since got married, widowed and has recently remarried. She now wants to dispose of the Oakham property. I suspect that she will simply be need to supply copies of the marriage papers to the lawyer but she is worried it could hold up the house sale. Is it worth updating the title documents for the property?

You are not required to bring up to date the register providing you have the proof needed to demonstrate how the name change has come about.

The buyer’s lawyer will check the land registry information and require evidence to prove the name change e.g. marriage certificates.