Can you recommend a The Royal Bank of Scotland approved Bramhall conveyancing lawyer that can complete within a very limited time frame? Am I best advised to unstruct a high street Bramhall conveyancer or an online conveyancer?

We would be happy to suggest some excellent Bramhall conveyancing firms. You can also walk up the main road in Bramhall. Visit a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and ask for a commitment on speed. Choose the one that you are most comfortable with.

What will a local search inform me concerning the property we're buying in Bramhall?

Bramhall conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search is essential in every Bramhall conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications applicable 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 subject sections.

I have been on the look out for a flat up to £245,000 and identified one close by in Bramhall I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Bramhall for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

How does the Landlord & Tenant Act 1954 impact my business property in Bramhall and how can you help?

The particular law that you refer to provides security of tenure to commercial leaseholders, granting the right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bramhall is one of our many areas of the UK in which our lawyers are based

I am employed by a busy estate agency in Bramhall where we have witnessed a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Bramhall conveyancing solicitors. Please can you clarify whether the owner of a flat can initiate the lease extension formalities for the buyer?

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. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

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.

Bramhall Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

You should want to find out as much as you can about the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the communal areas. You should not be afraid to ask other people what they think of them. Finally, be sure you understand the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money. Does the lease have in excess of 90 years left? Is anyone aware of any major works anticipated that could add a premium to the service charges?