What is the first thing I need to know about purchase conveyancing in Alcester?

Not many law firms or advisers will tell you this but conveyancing in Alcester or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and even potentially the lender. Appointing a law firm for your conveyancing in Alcester an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to look after your best interests and to protect you.

Every so often a potential adversary will try and sway you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by claiming that your lawyer is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I'm purchasing my first flat in Alcester with a mortgage from TSB. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my solicitor about the deal as it will impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Alcester I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Alcester suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease may be problematic. Discount the offer by the amount the 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 may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

I am looking into buying my first house which is in Alcester and I am already nervous. I couldn't find anything specific about Alcester. Conveyancing will be needed in due course but do you know about the Alcester area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Alcester. In the meantime here are some basic statistics that we found

Can you offer any advice when it comes to choosing a Alcester conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Alcester conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Alcester conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

How familiar is the practice with lease extension legislation?

I inherited a split level flat in Alcester, conveyancing was carried out May 2001. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Alcester with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2085

With 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account 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.