Why is leasehold purchase conveyancing in Aberaeron costs more?

Aberaeron leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am purchasing my first flat in Aberaeron benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my solicitor about this side-deal as it would impact my mortgage with Birmingham Midshires. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the guidance of my in-laws I had a survey completed on a house in Aberaeron prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some lenders will not give a loan on such a house.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. 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 used to dealing with flying freeholds in Aberaeron. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Aberaeron to see if the conveyancing will be more expensive.

I have been advised by a number of property agents in Aberaeron to find a property lawyer on your site. What’s the financial inducement for Estate Agents to recommend your services over a competitor’s?

We refuse to give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I am hoping to exchange soon on a garden flat in Aberaeron. Conveyancing solicitors inform me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Aberaeron should include some of the following:

You should be sent a copy of the lease The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What options are open to you if another tenant in the building is in violation of a provision in their lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Does the lease prevent you from subletting the flat, or having a home office for business

I invested in buying a leasehold flat in Aberaeron, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Aberaeron with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2077

With 54 years unexpired the likely cost is going to range between £32,300 and £37,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. 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 taken into account and clearly you want to 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.