Completed the sale of my flat in Sneinton last September yet the purchaser is whats apping daily to moan that his lawyer needs to hear from mine. What are the post completion sale formalities following completion?

Following your sale your lawyer should send the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your solicitor should also evidence that the home loan has been discharged to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Sneinton.

What happens if my lawyer’s firm is suspended from the HSBC Solicitor panel ahead of completing my conveyancing in Sneinton?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am assisting my niece sell her house in Sneinton. Does the solicitor order an energy performance certificate or do I organise this?

Following the abolition of HIPs, energy assessments remained a compulsory part of moving house. An energy performance certificate should be commissioned prior to the property being advertised. It is not something that conveyancers ordinarily arrange. If you are using a Sneinton conveyancing solicitor they might be able to arrange EPC’s given their relationships with reputable local accredited person

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Sneinton building society branch on various occasions and was advised it wasn't an issue and they would lend. My Sneinton conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?

Provided that the solicitor is on the mortgage company panel, she or he must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After shopping around on the internet I have found a Sneinton conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sneinton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who did the conveyancing in Sneinton 5 years ago no longer exist. What do I do?

In today’s world there are duplicates made of almost everything, and your conveyancer should know precisely where to look for all the appropriate documentation so you can purchase or dispose of your property without any difficulty. Where duplicates can’t be located, your solicitor can put in place insurance or indemnities against future claims on your premises.

What makes a Sneinton lease defective?

There is nothing unique about leasehold conveyancing in Sneinton. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to withdraw.

I inherited a split level flat in Sneinton, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Sneinton with an extended lease are worth £227,000. The ground rent is £50 per annum. The lease ends on 21st October 2097

With just 72 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.