I am purchasing a garden flat in Badminton. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Badminton you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Badminton.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Badminton?

Two types of professional can carry out conveyancing in Badminton namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or acquisition of property. Both are required to handle Badminton conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that all necessary steps will be suitably taken.

is it true that all Badminton conveyancing solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the SRA. The majority of lenders do list licenced conveyancers on their panel and in that case the practice would be governed by the CLC.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Badminton solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Badminton postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Badminton.

Due to the input of my in-laws I had a survey completed on a property in Badminton in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks may refuse to give a loan on this type of property.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Badminton. Conveyancing may be slightly more expensive based on your lender's requirements.

What makes your site different to other online quote calculators for conveyancing in Badminton?

At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Badminton. As opposed to estate agents and many comparison sites we are not in the business of charging firms a fee if you select them for your home move in Badminton

I am attracted to a couple of maisonettes in Badminton both have in the region of forty five years remaining on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Badminton is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. For most buyers and mortgage companies, leases with under 75 years become less and less marketable. 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 property 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 property 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 Badminton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend 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 leasehold flat in Badminton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Badminton with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2079

You have 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.