I chose a local solicitor for my conveyancing in Kempston recently. After carefully reading the terms of engagement I seeI am responsible for costs even if our purchase doesn't happen. Should I go with them or use a web based firm promoting no completion no cost conveyancing in Kempston?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to cover the cases that do not proceed. Do bear in mind that these promotions tend not to cover disbursements by way of example Kempston conveyancing search costs.

What does a local search tell me concerning the property I am buying in Kempston?

Kempston conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Kempston conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant 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 13 topic sections.

I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Kempston I like with open areas and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Kempston in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage that many years will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

How straightforward is it to use the search facility to find a conveyancing practitioner in Kempston on the panel for my mortgage?

1st select a bank such as HSBC Bank, Virgin Money or Aldermore then specify your preferred area for example Kempston. Conveyancing practices in Kempston and further afield should be identified.

Can you provide any top tips for leasehold conveyancing in Kempston from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Kempston can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ lawyers.
If you hold a share in a the Management Company, you should make sure that you are holding the original share certificate. Obtaining a replacement share certificate is often a lengthy formality and frustrates many a Kempston home move. If a new share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Kempston state that internal structural changes or addition of wooden flooring require a licence issued by the Landlord consenting to such works. If you dont have the consents to hand you should not contact the landlord without contacting your lawyer first. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over rather than ongoing.

Kempston Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Generally speaking the cost for major works are not included within maintenance charges, although some managing agents in Kempston obliged leasehold owners to contribute towards a sinking fund created for the specific intention of building a fund for major works. Is there a share of the freehold? Make sure you investigate if there are any onerous prohibitions in the lease. For example it is reasonably common in Kempston leases that pets are not permitted in in a block in Kempston. If you love the flatin Kempston but your cat can’t move with you then you have a very difficult choice.