I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Keyworth. The vast majority the appartments are already sold. Is it really necessary to order local searches for my conveyancing in Keyworth?

Conveyancing Searches are a vital link in the Keyworth conveyancing process. There are numerous companies conducting Keyworth conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Keyworth.

Flooding is a growing risk for lawyers specialising in conveyancing in Keyworth. Plenty of people will acquire a property in Keyworth, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their solicitors which will figure out the risks in Keyworth. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer could commence a compensation claim as a result of such an incorrect reply. The buyer’s lawyers will also carry out an enviro search. This will disclose whether there is any known flood risk. If so, further inquiries should be conducted.

I am buying a new build house in Keyworth with a loan from . The builders would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent advised me not disclose to my conveyancer about the extras as it could impact 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.

Due to the input of my in-laws I had a survey completed on a property in Keyworth before retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may refuse to grant a loan on such a house.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Keyworth. Conveyancing may be slightly more expensive based on your lender's requirements.

I own a leasehold house in Keyworth. Conveyancing and mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Keyworth who acted for me is not around. What should I do?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Keyworth conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a 2 bed flat in Keyworth, conveyancing was carried out 3 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? Similar flats in Keyworth with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 50

With 50 years remaining on your lease the likely cost is going to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.