Please could you suggest a Leeds Building Society allowed Ainsdale conveyancing firm that can complete within under 3 weeks? Am I best advised to unstruct a high street Ainsdale firm or a factory type firm?

We would be happy to suggest some excellent Ainsdale conveyancing firms. Another option is to visit the high street in Ainsdale. Visit some well established law practices and ask to speak with a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for an assurance on your deadline. Appoint the one that genuine.

What can a local search tell me about the house my wife and I purchasing in Ainsdale?

Ainsdale conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every Ainsdale conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

How does conveyancing in Ainsdale differ for newly converted properties?

Most buyers of new build residence in Ainsdale come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Ainsdale tend to acquire the site, 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 conveyancing solicitors 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 used to new build conveyancing in Ainsdale or who has acted in the same development.

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Ainsdale I like with open areas and station in the vicinity, however it only has 52 years on the lease. There is not much else in Ainsdale in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

I am a negotiator for a long established estate agency in Ainsdale where we have experienced a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Ainsdale conveyancing firms. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Ainsdale - Examples of Queries before Purchasing

In the main the cost for major works are not included within maintenance charges, although some managing agents in Ainsdale require tenants to contribute towards a reserve fund and this is used to offset against major works. Does the lease contain onerous restrictions? Its a good idea to discover as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to every day issues like the upkeep of the communal areas. Don't be afraid to ask other people what they think of them. On a final note, find out the dates that you are obliged pay the service charge to the relevant party and precisely what you get for your money.