I have given 2 months notice to my current landlord and have to leave my let out property in Gunnislake by 3/7/2024. Conveyancing on my purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to move into short term accommodation?

Generally one should not give notice on a rental until your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and request that they cajole the other side, try to get a realistic time scale from them that everyone will work towards

At what point can the exchange of contracts happen for domestic conveyancing in Gunnislake and am I required to be at the lawyers branch?

If you are near to our conveyancing solicitors in Gunnislake you are invited in to sign contracts. That being said, the law practices we recommend provide countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you digitally. The signing of the property agreement is not the point of no return. Signing on the dotted line simply enables the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Gunnislake)to be in the office available at the end of the phone to exchange contracts.

In reading moneysavingexpert.com for an online solicitor in Gunnislake, many post that I should instruct a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Gunnislake is one of the numerous areas in England and Wales where there are Accredited solicitors.

How do I locate a Gunnislake law firm on the Godiva Mortgages Ltd conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the conveyancer.

You can use the search on this page. Please choose the mortgage company and your location and you will see a number of Gunnislake conveyancing lawyers locally. We have listed some Gunnislake conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Godiva Mortgages Ltd approved list

I am tempted by the attractive purchase price for a two maisonettes in Gunnislake both have in the region of 50 years unexpired on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Gunnislake is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. For most purchasers and lenders, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Gunnislake conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a 1 bedroom flat in Gunnislake, conveyancing was carried out August 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Gunnislake with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2074

You have 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on 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 additional 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 getting professional advice.