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Recently asked questions about conveyancing in Rufford

Why would I use a Rufford conveyancing practice given that internet based conveyancers are more affordable?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Rufford and you should seek a reasonable fee calculation but don’t expend your energy scouring the internet for the cheapest Rufford conveyancer. Appointing the right conveyancer can be the difference between a smooth and a distressing house move. You need to ensure that you have expert advice from a specialist solicitor. Emails can't take the place of a phone call and are no substitute for a one to one appointment. The firms that we work with will find you a qualified and top rated conveyancing solicitor that will deal with your conveyancing from from the outset to completion, giving the sort of continuity that you will never get with an online conveyancer. Our lawyers will keep you updated on headway and keep you informed. Should you need to call the office you will be sure who to ask for and they will ensure you are kept fully informed.

I am acquiring a property without a mortgage in Rufford. I have resided for the last dozen years in Rufford. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a mortgage, then the vast majority of the Rufford conveyancing searches are optional. Your lawyer will try and steer you, no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of guidance. Do take into account; if you are intend to sell the house one day, it could be of interest to your prospective purchaser what the searches determine. Sometimes premises with no practical issues can still reveal unfavourable search results. A good conveyancing solicitor in Rufford should be able to give you some helpful advice in this regard.

Can you explain why leasehold purchase conveyancing in Rufford is more expensive?

In short, leasehold conveyancing in Rufford and Lancashire usually warrants additional work compared to freehold conveyancing. This includes checking the lease terms, liaising with the landlord concerning serving appropriate notices, obtaining current service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Rufford is the location of the property. Can you offer any advice?

Flying freeholds in Rufford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rufford you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rufford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Last August I purchased a leasehold property in Rufford. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a ground floor flat in Rufford, conveyancing having been completed 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Rufford with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2093

With only 74 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

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Find out more about how flying freehold can affect your the value of a property.