My lawyer has informed me that lack of planning permission insurance is required on my purchase. What is the level of cover for Clifton Village conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.

I am expecting a OIP from Coventry BS 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 Coventry BS recommend any Clifton Village solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Clifton Village solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

I'm at the point of looking at apartments in Clifton Village and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Skipton.

It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.

How does conveyancing in Clifton Village differ for newly converted properties?

Most buyers of new build property in Clifton Village contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Clifton Village usually purchase the land, 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 used to new build conveyancing in Clifton Village or who has acted in the same development.

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Clifton Village I like with open areas and transport links nearby, the downside is that it only has 61 remaining years left on the lease. There is not much else in Clifton Village in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan that many years may 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 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

Is there anything unique about your site and alternative online quote calculators for conveyancing in Clifton Village?

At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Clifton Village. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you appoint them for your property ownership legalities in Clifton Village

I am attracted to a two maisonettes in Clifton Village which have in the region of fifty years left on the leases. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold apartment in Clifton Village is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the value of the property. The majority of buyers and lenders, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Clifton Village conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Clifton Village Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Best to be warned if fixing the lift or some other major work is pending to be shared amongst the leaseholders and will dramatically increase the the service fees or result in a one time invoice. What is the length of the lease?