I chose a Royston based firm for my conveyancing in Royston yesterday. Going through the Ts and Cs I notewe are responsible for fees even if our purchase doesn't happen. Should I go with them or instruct a web based lawyer promoting no move no charge conveyancing in Royston?

It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to counteract those transactions that abort. You should be mindful that such deals generally do not cover expenses for instance Royston conveyancing search expenses.

How does conveyancing in Royston differ for new build properties?

Most buyers of new build premises in Royston approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Royston usually acquire the real estate, 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 conveyancing solicitors 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 Royston or who has acted in the same development.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Royston I like with amenity areas and railway links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Royston in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the expected 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 could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I have been pointed in your direction by three or four local property agents in Royston to get a quote from a property lawyer on your site. Is there a financial inducement for Estate Agents to offer your lawyers over alternative conveyancing organisations?

We don’t make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I want to sublet my leasehold flat in Royston. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Notwithstanding that your last Royston conveyancing solicitor is not available you can review your lease to check if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you need to obtain permission via your landlord or other appropriate person prior to subletting. This means that you cannot sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Royston Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Please inform me if there are any major works on the horizon that will add a premium to the maintenance costs? The best form of lease structure is a share of the freehold. In this situation the leaseholders enjoy control and although a managing agent is frequently retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Please note that where the lease has fewer than eighty years it will affect the value of the property. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably require a lease extension sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you would be be obliged to have owned the property for a couple of years before you are legally able to extend the lease.