My wife and I buying a 3 bedroom semi in Thorpe Astley. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include checks to see if these alterations are permitted?

Your property lawyer will review the deeds as conveyancing in Thorpe Astley can occasionally identify restrictions in the title documents which restrict certain changes or require the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.

I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Thorpe Astley. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in . Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most banks would take a pragmatic view as this provision is principally there to pick up on subsales or the flipping of properties.

My offer was accepted on an apartment in Thorpe Astley on , valuation was booked 4 days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

A colleague suggested that where I am purchasing in Thorpe Astley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Thorpe Astley conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Thorpe Astley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Thorpe Astley Education with maps and statistics, Local Amenities and other useful data concerning Thorpe Astley.

I completed on my home on 9 May and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Thorpe Astley said it will be formalised in a couple of weeks. Are properties in Thorpe Astley uniquely lengthy to register?

As far as conveyancing in Thorpe Astley is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today approximately three quarters of submission are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration takes place once the new owner is living at the property thus an expedited registration is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

I have been on the look out for a flat up to £305k and identified one near me in Thorpe Astley I like with a park and transport links in the vicinity, the downside is that it only has 49 years on the lease. I can't really find anything else in Thorpe Astley for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

The conveyancers carrying out our conveyancing in Thorpe Astley has forwarded papers to review that show the land is unregistered with epitome documents. Is it not the case that all houses in Thorpe Astley are registered?

Although the vast majorities of properties in Thorpe Astley are now registered with the Land Registry there are still a few that are unregistered. Any property in Thorpe Astley that has been purchased since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Thorpe Astley property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Thorpe Astley conveyancing lawyers should be familiar with such matters but if any uncertainty prevails the standard advice nowadays is for the vendor’s solicitor to deal with the registration formalities first and subsequently sell - this this chain of events will cause a significant delay.