Should lawyers ask for an advanced payment for conveyancing in Bedfordshire?
Where you are retaining lawyers for conveyancing in Bedfordshire your solicitor will ask you place them with monies to cover the search fees. Generally this is asked for to cover the fees of the conveyancing searches. When the deposit is as part of the sale price then this should be asked for immediately prior to exchange of contracts. The closing balance that is needed should be sent to your lawyer shortly before completion.
A colleague advised me that where I am buying in Bedfordshire I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Bedfordshire conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Bedfordshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bedfordshire Education with plans and statistics, Local Amenities and other useful data regarding Bedfordshire.
Given that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Bedfordshire I wish to talk to a conveyancer about mytransaction ahead of instructing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be doing your property ownership legalities in Bedfordshire.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Bedfordshire should be the figure that you are charged.
As co-executor for the estate of my father I am selling a property in Swansea but live in Bedfordshire. My lawyer (approximately 300 miles from meneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Bedfordshire who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Bedfordshire
I work for a busy estate agency in Bedfordshire where we have experienced a number of leasehold sales jeopardised as a result of short leases. I have received conflicting advice from local Bedfordshire conveyancing firms. Could you shed some light as to whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to 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 wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 buyer.
I invested in buying a garden flat in Bedfordshire, conveyancing was carried out in 2005. Can you work out an approximate cost of a lease extension? Similar flats in Bedfordshire with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2083
With only 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.