I have been told that property searches are a common cause of stalling in Bedlington conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Bedlington.

I am looking for a leasehold apartment up to £235,500 and identified one near me in Bedlington I like with a park and railway links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Bedlington suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

We're new to the buying process - had an offer accepted, but the estate agent informed us that the vendor will only issue a contract if we instruct their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Bedlington

It is highly unlikely the sellers are behind this. If they desire ‘a quick sale', turning down a genuine buyer is counter productive. Try to communicate with the vendors directly and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your preferred Bedlington conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures pre-set by head office.

My wife and I purchased a leasehold flat in Bedlington. Conveyancing and Britannia mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Bedlington who previously acted has now retired. What should I do?

First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Bedlington conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a garden flat in Bedlington, conveyancing was carried out April 2011. How much will my lease extension cost? Similar properties in Bedlington with over 90 years remaining are worth £185,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2086

With just 60 years left to run we estimate the premium for your lease extension to be between £20,000 and £23,000 as well as 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 investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

The mortgage broker has suggested using their property lawyer for my conveyancing in Bedlington - Is it not simpler easier to just instruct them?

This is not necessarily the case and you are free to use whichever conveyancer you prefer for your Bedlington conveyancing. A conveyancer suggested by a 3rd party adviser may not always be the best solicitor, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.