We are acquiring our first property. The has messagedto check if we want to purchase extra conveyancing searches. As novices we have no idea as to what's relevant for conveyancing in Eltham

The range of Eltham conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What is important is that you properly appreciate what information each search could supply. Then you can decide if you consider that you need that search. Should you be in doubt, ask the to offer guidance.

I moved into my flat on 12 February and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Eltham said it will be recorded inside ten days. Are properties in Eltham particularly slow to register?

As far as conveyancing in Eltham registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any other persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration occurs after the purchaser has moved in to the premises so an expedited registration is not always primary concern but if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Eltham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Eltham

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am using a search engine for the phrase cheap conveyancing in Eltham it brings up numerous solicitorsin the area. How do I determine which is the suitable property lawyer for purchase transaction?

The ideal method of seeking a suitable conveyancer is through a trusted recommendation, so enquire of colleagues and relatives who have bought a property in Eltham or the respected estate agent or mortgage broker. Fees for conveyancing in Eltham vary, so it's a good idea to request a minimum of four fee estimates from different property lawyers. Be sure to seek confirmation that the fees are fixed.

I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Eltham. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

Most houses in Eltham are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Eltham so you should seriously consider looking for a Eltham conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer will advise you fully on all the issues.

I am the registered owner of a 1st floor flat in Eltham, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Eltham with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.