As I am unsure how the conveyancing bit works what is the most important number one tip you can impart regarding purchase conveyancing in Rutland?

You may not hear this from too many lawyers but conveyancing in Rutland or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the transaction. For example, the vendor, property agent and on occasion a bank. Appointing a law firm for your conveyancing in Rutland is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to act in your legal interests and to protect you.

There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer above all other players when it comes to the legal transfer of property.

I am buying a new build apartment in Rutland. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Rutland

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am looking into buying my first house which is in Rutland and I am already nervous. I couldn't find anything specific about Rutland. Conveyancing will be needed in due course but do you know about the Rutland area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Rutland. In the meantime here are some basic statistics that we found

I am 14 days into a leasehold purchase having been directed to solicitors by the high street agent to do our conveyancing in Rutland. I am not happy. Can you help me find new conveyancers?

A lawyer would need to be really bad in order to consider changing them. Has your mortgage been issued? If so you must make them aware of the replacement lawyer and have the loan are re-sent. Your new conveyancer needs to be on the mortgage company panel to avoid supplemental costs and frustration. That should be your starting point. Our find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Rutland

When it comes to leasehold conveyancing in Rutland what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Rutland. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

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

A defective lease will likely 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, Barnsley Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.

I acquired a ground floor flat in Rutland, conveyancing formalities finalised February 1995. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Rutland with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2086

You have 61 years remaining on your lease the likely cost is going to span between £19,000 and £22,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.