My bid for a property was accepted at auction in Washwood Heath. Conveyancing is required. What are my next steps?

Having exchanged you now have to appoint a conveyancing solicitor as a matter of urgency as you are facing a fast approaching a fixed date to complete the purchase. Every auction property should have a corresponding auction pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should hand this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are organised to complete on the date specified in the contract.

I'm the single beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Washwood Heath. The Washwood Heath property was put into my name in June. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in June. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view lenders take of it, depend on the lender as this provision is primarily there to capture the purchase and immediately sell or the flipping of property.

We were going to get a DIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Washwood Heath solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Washwood Heath solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

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

Its becoming the norm that commercial conveyancing solicitors in Washwood Heath will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Washwood Heath. The search result provides definitive data 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 Washwood Heath.

For each commercial conveyancing transaction in Washwood Heath it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Washwood Heath commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Washwood Heath.

Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Washwood Heath I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Washwood Heath for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

There are only 62 years left on my lease in Washwood Heath. I now wish to get lease extension but my freeholder is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to locate the freeholder. In some cases a specialist may be helpful to conduct investigations and to produce an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering Washwood Heath.

I am the registered owner of a 1 bedroom flat in Washwood Heath, conveyancing was carried out November 2010. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Washwood Heath with an extended lease are worth £221,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2095

With just 70 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

How easy is it to change a solicitor as I need to find a Washwood Heath based conveyancer who is on the bank conveyancing panel. How simple is it to change conveyancer?

If you haven't yet instructed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Washwood Heath that you're thinking of instructing.