My brother-in-law has suggested I instruct a conveyancing solicitor in Welton. I I am struggling to find out if they are on the Aldermore conveyancing panel. Can you help?

You should e-mail the lawyer and enquire if they can act for the bank. Otherwise you can call Aldermore who may be able to confirm.

What can a local search tell me about the property I am buying in Welton?

Welton conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search plays a central role in many a Welton conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I opted to have a survey completed on a house in Welton prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders will not grant a mortgage on a flying freehold house.

It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Welton. Conveyancing may be slightly more expensive based on your lender's requirements.

We're FTB’s - had an offer accepted, but the property agent has warned us that the owners will only go ahead if we instruct the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Welton

We suspect that the owner is unaware of this demand. Should the seller require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to instruct your own,trusted Welton conveyancing firm - not the ones that will provide the negotiator at the agency a introducer fee or hit his conveyancing thresholds pre-set by corporate headquarters.

I am intending to let out my leasehold flat in Welton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A small minority of properties in Welton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Welton Leasehold Conveyancing - Examples of Questions you should consider before buying

In the main the cost for major works are not included within service charges, although some managing agents in Welton obliged leasehold owners to pay into a reserve fund and this is used to offset against major works. Please note if it is less than 80 years it will have adverse implications on the value of the flat. Check with your bank that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the property for two years before you are eligible to carry out a lease extension. Does this lease have in excess of 90 years remaining?