My bid for a property was accepted at auction in Bromborough. Conveyancing is required. What are my next steps?

Now that you have for in every practical sense signed on the dotted line you will need to choose a conveyancing lawyer quickly as you are facing a fast approaching deadline in which to complete the purchase. An auction property should have a corresponding legal pack. This will likely include most,if not all of the documents that your conveyancer will need. Where you are dealing with leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.

We are buying a terrace house in Bromborough. Our aim is to carry out an extension to the side at the property.Will legal investigations on the property include investigations to ascertain if these alterations are prohibited?

Your property lawyer should review the deeds as conveyancing in Bromborough will sometimes reveal restrictions in the title deeds which prohibit certain works or necessitated the permission of another owner. Certain works require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

My husband and I are at the point of viewing houses in Bromborough and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Kent Reliance.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.

Will my conveyancer be raising enquiries about flooding as part of the conveyancing in Bromborough.

Flooding is a growing risk for lawyers specialising in conveyancing in Bromborough. There are those who purchase a house in Bromborough, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Bromborough. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine whether the property has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a legal claim for losses as a result of such an incorrect reply. The buyer’s solicitors may also commission an enviro report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.

As co-executor for the estate of my father I am selling a house in Swansea but I am based in Bromborough. My conveyancer (approximately 260 miles from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Bromborough who can witness and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Bromborough based

Having had my offer accepted I require leasehold conveyancing in Bromborough. Before diving in I would like to find out the remaining lease term.

Assuming the lease is registered - and 99.9% are in Bromborough - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a ground floor flat in Bromborough, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Bromborough with an extended lease are worth £211,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2094

With 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is 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 are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

We have instructed a Bromborough conveyancing solicitor for our house purchase (first time buyers) and have noticed in the terms and conditions that they are not overseen by the FCA. Am I right to be concerned or is that usually the case with conveyancing practitioner?

We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the SRA, who have specific obligations in place on monies held on client account.