IfI were to acquire a simple residential housein Bradley Stoke mortgage fee and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Bradley Stoke?

Any savings you would make would be limited to the Bradley Stoke conveyancing searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, communicating with the vendors conveyancer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge however it won't be meaningful.

I am assisting my step-mother sell her flat in Bradley Stoke. Will the conveyancer order an EPC or it is for the seller to see to?

Following the abolition of Home Packs, EPC’s was left as a mandatory element of moving property. An EPC needs to be to hand prior to the property being marketed. This is not something that law firms ordinarily arrange. If you are instructing a Bradley Stoke conveyancing lawyer they might be willing to arrange energy assessments due to their contacts with long established local energy assessors

I am currently in the process of buying my council flat in Bradley Stoke. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

Co-operative have agreed my mortgage in principle, my bid on a house in Bradley Stoke has been accepted, what are the next steps?

The property agent will want to be informed of your conveyancer's details (make sure the conveyancers are on the lender’s approved list). Telephone Co-operative or your financial adviser and finish off any appropriate documentation. Co-operative will appoint a valuer who will get in touch with the estate agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Co-operative will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bradley Stoke.

How does conveyancing in Bradley Stoke differ for newly converted properties?

Most buyers of new build residence in Bradley Stoke contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Bradley Stoke typically 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 conveyancers 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 accustomed to new build conveyancing in Bradley Stoke or who has acted in the same development.

As co-executor for the estate of my father I am disposing of a house in Newport but reside in Bradley Stoke. My conveyancer (approximately 300 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Bradley Stoke who can attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Bradley Stoke based

I've found a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Bradley Stoke. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Bradley Stoke ?

The majority of houses in Bradley Stoke are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Bradley Stoke in which case you should be looking for a Bradley Stoke conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer should appraise you on the various issues.

I acquired a split level flat in Bradley Stoke, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Bradley Stoke with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2072

With just 53 years left to run we estimate the price of your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.