We are acquiring our first home. Our conveyancing practitioner has texted usto ask if we wish to take out additional conveyancing searches. Unfortunately we are clueless as to what's recommended for conveyancing in Shenley Church End

The extent of Shenley Church End conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What matters is that you properly understand what information the searches could give you. You may then make a decision if you personally think you need that information. Should you be unclear, ask your conveyancing practitioner to recommend.

How does conveyancing in Shenley Church End differ for new build properties?

Most buyers of new build premises in Shenley Church End contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Shenley Church End tend to purchase the site, 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 conveyancers 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 Shenley Church End or who has acted in the same development.

We're new to the buying process - had an offer accepted, but the property agent has warned us that the vendor will only issue a contract if we use their chosen lawyers as they need an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Shenley Church End

We suspect that the seller is not behind this ultimatum. Should the owner require ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Shenley Church End conveyancing lawyers - not the ones that will give the estate agent a introducer fee or hit his conveyancing targets demanded by HQ.

Last August I purchased a leasehold property in Shenley Church End. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Shenley Church End Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

How long is the Lease? This question is helpful as a) areas could result in problems in the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have full disclosure

My sister purchased her house in Shenley Church End in 2007. She has been married, divorced and in recent months got remarried. She wishes to sell the house next spring. I think she will simply be requested to provide a copy of the marriage certificates to the solicitor but she is concerned it could frustrate the conveyancing. Should she instruct a lawyer to update the title documents for the house?

You are not required to update the register on the basis that you have the evidence required to show how the name change resulted.

The buyer’s conveyancing practitioner should examine the title details and require evidence to prove the change of name for example marriage documentation.