My lawyer has discovered a a legal deficiency with the lease for the apartment we are purchasing in South Normanton. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our has advised that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the mortgage company ?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions have to be complied with.

I need some expedited conveyancing in South Normanton as I am faced with pressure to sign on the dotted line within 4 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in South Normanton the following are instances of issues that can crop up and adversely impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...

Me and my brother own a 4 bedroom Georgian property in South Normanton. Conveyancing practitioner represented me and . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Normanton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

I have been sourcing a conveyancing solicitor in South Normanton for my house move. Is there any facility to see a solicitor's complaints history with the legal regulator?

One can review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in South Normanton. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in South Normanton ?

The majority of houses in South Normanton are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in South Normanton in which case you should be looking for a South Normanton conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your lawyer should advise you fully on all the issues.

I bought a ground floor flat in South Normanton, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in South Normanton with an extended lease are worth £165,000. The ground rent is £45 yearly. The lease ends on 21st October 50

You have 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 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 the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.