In the event thatI were to buy a simple residential housein Birchgrove mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Birchgrove?

The sole saving you would achieve is the Birchgrove conveyancing searches. A solicitor is required to do the vast majority of work - money laundering, correspond with the vendors property lawyer, SDLT submission, register the ownership etc. You might save a bit for them not having to register a mortgage but it will not be a lot.

Do the Building Society Association intend to launch a searchable register to list practices on the Darlington Building Society conveyancing panel for instance in Birchgrove?

We would not expect to be advised of any plans on the part of the BSA to develop such a tool.

I have been told that property searches are a common reason for hinderance in Birchgrove house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Birchgrove.

How does conveyancing in Birchgrove differ for new build properties?

Most buyers of new build property in Birchgrove approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Birchgrove typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Birchgrove or who has acted in the same development.

Estate agents have just been given the go-ahead to market my ground floor apartment in Birchgrove. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would given that all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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. This will smooth the conveyancing process.

I bought a leasehold flat in Birchgrove, conveyancing having been completed in 2002. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Birchgrove with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2089

With just 63 years unexpired the likely cost is going to range between £16,200 and £18,600 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.