We are looking to buy a house and require a conveyancing solicitor in Broadclyst who is on the Yorkshire BS solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Broadclyst.

I am selling our property in Broadclyst and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Broadclyst. We have lived in Broadclyst for six years we know of no issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Broadclyst. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

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

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a flat up to £195,000 and identified one near me in Broadclyst I like with open areas and station nearby, however it's only got 51 years on the lease. There is not much else in Broadclyst in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the shortness of the lease will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

I am tempted by the attractive purchase price for a couple of apartments in Broadclyst which have approximately fifty years left on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a period of time. As the lease gets shorter the saleability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. This is why it is generally wise to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this area.

I invested in buying a leasehold flat in Broadclyst, conveyancing formalities finalised 3 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? Corresponding flats in Broadclyst with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease expires on 21st October 2083

With only 58 years unexpired we estimate the price of your lease extension to be between £21,900 and £25,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive 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 should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.