My best friend’s brother is a property lawyer. I suspect that I'll be able to get friends and family pricing for conveyancing, However if that does not come through, what kind of fees should I be expecting for conveyancing in Little Venice?

It’s wise to seek two or three conveyancing quotes. Do use our comparison tool on this site. The prices will contrast greatly but the service one can expect differ between conveyancers as is true with the vast majority of professional services.

Just had an offer accepted on a new build flat in Little Venice. Conveyancing is daunting 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 is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Little Venice

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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 confirm the Lease plans are surveyor prepared.

In what way can the Landlord & Tenant Act 1954 impact my business offices in Little Venice and how can your lawyers assist?

The particular law that you refer to affords protection to commercial lessees, giving them the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Little Venice

I want to let out my leasehold flat in Little Venice. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease dictates relations between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Little Venice do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I inherited a leasehold flat in Little Venice, conveyancing having been completed in 1995. How much will my lease extension cost? Equivalent flats in Little Venice with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 50

With 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

How easy is it to change a solicitor as I need to find a Little Venice based conveyancer who is on the lender conveyancing panel. Is it practical to instruct different lawyers?

In the event that you have not formally appointed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Little Venice that you're thinking of instructing.