As someone clueless as to the Kempston conveyancing process what’s the number one tip you can impart for the ownership transfer in Kempston

You may not hear this from too many lawyers but conveyancing in Kempston and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the ownership transfer. For instance, the seller, selling agent and sometimes the bank. Selecting a solicitor for your conveyancing in Kempston an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to look after your best interests and to protect you.

We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You must always trust your solicitor above the other parties when it comes to the legal assignment of property.

I require expedited conveyancing in Kempston as I am faced with an ultimatum to exchange contracts within one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not taking a home loan you are at liberty not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Kempston the following are instances of issues that can show up and adversely affect the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...

Due to the advice of my in-laws I had a survey completed on a house in Kempston prior to appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to give a loan on such a house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Kempston. Conveyancing will be smoother if you use a solicitor in Kempston especially if they are acquainted with such properties in Kempston.

I need to appoint a conveyancing solicitor for my conveyancing in Kempston. I've chance upon a site which seems to have the ideal offering If it is possible to get all the legals completed via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am employed by a long established estate agency in Kempston where we have witnessed a few flat sales derailed as a result of short leases. I have been given contradictory information from local Kempston conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a 1 bedroom flat in Kempston, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Kempston with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2080

With only 55 years unexpired the likely cost is going to range between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. 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.