Finally the sale completed on my house in Stockwood last February but the buyer keeps SMS messaging me complaining that her lawyer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?

Following your sale your lawyer is committed to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There is unlikely to be post completion steps peculiar conveyancing in Stockwood.

We are downsizing from our home in Stockwood and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Stockwood. We have lived in Stockwood for three years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

The estate agent has sent us the confirmation of our purchase of a new build apartment in Stockwood. 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 Stockwood

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Due to the input of my in-laws I had a survey completed on a house in Stockwood in advance of instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders tend refuse to grant a loan on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stockwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stockwood to see if the conveyancing costs will increase in light of this.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Stockwood. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Stockwood are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Stockwood in which case you should be looking for a Stockwood conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

I acquired a basement flat in Stockwood, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Stockwood with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2105

With 79 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 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 supply the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.