Can you explain why leasehold purchase conveyancing in Bramley costs more?

Bramley leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am expecting a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Bramley solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

You will need to appoint Bramley solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Bramley conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

I have finally had an offer on an apartment in Bramley accepted, the sellers do nevertheless have a dependent purchase. The sellers have offered on on an apartment, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Bramley. What do I do now? At what point do I apply for the mortgage with Co-operative?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then survey, Bramley conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Co-operative approved list. Regarding the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market some purchasers will apply for the mortgage with Co-operative and arrange for the valuation and only if it was satisfactory would they pay their solicitor to press on with the conveyancing in Bramley.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Bramley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bramley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bramley you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

If all goes to plan we aim to complete our sale of a £150,000 apartment in Bramley on Wednesday in a week. The freeholder has quoted £336 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Bramley?

Bramley conveyancing on leasehold maisonettes normally involves the buyer’s solicitor submitting questions for the landlord to address. Although the landlord is not legally bound to address such questions most will be content to do so. They are entitled to charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The management information fee levied by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, without which the charge is technically not due. In reality one has little choice but to pay whatever is demanded should you wish to sell the property.

I invested in buying a basement flat in Bramley, conveyancing having been completed 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Bramley with a long lease are worth £221,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2095

With only 70 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do 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 take any other action placing reliance on this information without first getting professional advice.

Me and my wife are FTB’s just having agreed a price on a property in Bramley, and need to get solicitors instructed. We have made use of the different comparison tools and the fee estimates are from all over the England and Wales. Is it necessary to have a Bramley conveyancing practitioner local to our potential property? We are happy to do all the communicating over the web, but I am thinking at some point we may be required to physically go into the conveyancing practitioner's office to sign documents?

Generally there is no need to physically visit the office of your conveyancing practitioner, they can post any relevant contracts to you, which you can sign and send back. Many home movers prefer to instruct a locally based solicitor, but it is not essential for conveyancing in Bramley.