I hired a high street lawyer for my conveyancing in Brampton today. Looking through the fine print it is apparent thatI am responsible for fees even where the conveyance does not complete. Would I be best advised to appoint an internet conveyancing company advertising no completion no cost conveyancing in Brampton?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to offset the transactions that do not proceed. Also remember that these offerings rarely cover expenses e.g. Brampton conveyancing search fees.

We are planning to move house in January. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Brampton. Conveyancing solicitor was chosen before I stumbled across this website.

On the day of completion you can collect the house keys from your estate agent however this should only occur once the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be passed over. You can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a conveyancing in Brampton or a legal practice with expertise in conveyancing in Brampton.

My lawyer has informed me that defective lease insurance is needed on my purchase. What is the level of cover for Brampton conveyancing?

The appropriate level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Brampton building society branch on various occasions and was told they are content with the situation and they will lend. My Brampton conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the conveyancing practitioner is on the lender approved list, she or he must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

About to purchase a new build apartment in Brampton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Brampton

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared.

What are your top tips when it comes to choosing a Brampton conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Brampton conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Brampton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

If the firm is not ALEP accredited then why not? Can they put you in touch with clients in Brampton who can give a testimonial?

I own a split level flat in Brampton, conveyancing formalities finalised April 2005. How much will my lease extension cost? Corresponding flats in Brampton with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2083

You have 58 years left to run we estimate the price of your lease extension to span between £21,900 and £25,200 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Brampton. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Brampton ?

The majority of houses in Brampton are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Brampton so you should seriously consider shopping around for a Brampton conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.