We're in Thurmaston, FTBs buying with a mortgage (lender is Barclays , and our solicitor is on the Barclays conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Thurmaston?

Many commercial conveyancing solicitors in Thurmaston will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Thurmaston. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Thurmaston.

For every commercial conveyancing transaction in Thurmaston it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Thurmaston commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Thurmaston.

I'm buying a new build house in Thurmaston with a mortgage from Platform Home Loans Ltd. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the side-deal as it would adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Thurmaston is the location of the property. Is there any guidance you can give?

Flying freeholds in Thurmaston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thurmaston you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thurmaston may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am employed by a busy estate agency in Thurmaston where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have received contradictory information from local Thurmaston conveyancing firms. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Thurmaston Leasehold Conveyancing - A selection of Queries Prior to buying

Most Thurmaston leasehold properties will be liable to pay a service charge for maintenance of the building set by the management company. If you buy the apartment you will have to meet this amount, usually periodically accross the year. This can be anything from several hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a rentcharge to be met yearly, this is usually not a significant figure, say about £50-£100 but you should to check as on occasion it can be many hundreds of pounds. Please note that where the lease has fewer than 80 years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely require a lease extension at some point and it is worth finding out how much this will be. Remember, in most cases you will be required to have owned the property for a couple of years before you are eligible to exercise a lease extension. Make sure you find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Thurmaston. If you like the flatin Thurmaston yet your cat can’t move with you then you will be presented with a difficult compromise.