Can I be sure that the New Invention conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in New Invention obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.

I'm in the process of looking at apartments in New Invention and I am now considering a potential offer. Is it sensible to have my solicitor on ‘stand by’? I am planning to take a home loan with UBS.

It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

TSB have agreed my mortgage in principle, my offer on a apartment in New Invention has been accepted, what happens next?

Your property agent will want to be advised as to your conveyancing practitioner's details (make sure the conveyancers are on the bank’s panel). Telephone TSB or your broker and finalise any appropriate documentation. TSB will sellect a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. TSB will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in New Invention.

The estate agent has sent us the confirmation of our purchase of a new build apartment in New Invention. Conveyancing is necessary evil 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 conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in New Invention

Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I opted to have a survey done on a house in New Invention prior to instructing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend not issue a loan on such a premises.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in New Invention. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Invention to see if the conveyancing will be more expensive.

Estate agents have just been given the go-ahead to market my 2 bed apartment in New Invention. Conveyancing is yet to be initiated, but I have recently had a yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual as all rents and service invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I acquired a 2 bed flat in New Invention, conveyancing formalities finalised in 2009. How much will my lease extension cost? Equivalent properties in New Invention with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease runs out on 21st October 2084

With just 58 years left to run we estimate the price of your lease extension to be between £23,800 and £27,400 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

My estate agent has recommended their lawyer for the conveyancing in New Invention - Is it not simpler better to just use them?

This is not necessarily the case and you are free to instruct whichever solicitor of your choosing for your New Invention conveyancing. The solicitor recommended by an estate agent may not necessarily be the best conveyancing practitioner, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.