Please could you suggest a Bank of Ireland approved Sandringham conveyancing firm finish our house move within less than a month? Am I best advised to unstruct a high street Sandringham practice or a factory type firm?

We would be happy to suggest some excellent Sandringham conveyancing firms. Another option is to visit the high street in Sandringham. Go in to some well established firms and request to see a conveyancing solicitor for a quote. Mention your deadline together with your reasons and get an assurance on speed. Choose the one that you are most comfortable with.

The estate agent has sent us the confirmation of our purchase of a new build flat in Sandringham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sandringham

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. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Due to the guidance of my in-laws I had a survey completed on a house in Sandringham in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies tend not issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Santander has different requirements from Halifax. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sandringham. Conveyancing will be smoother if you use a solicitor in Sandringham especially if they are familiar with such properties in Sandringham.

What does commercial conveyancing in Sandringham cover?

Commercial conveyancing in Sandringham incorporates a wide range of advice, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

I've recently bought a leasehold house in Sandringham. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation 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. A critical element 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 inherited a 1st floor flat in Sandringham, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Sandringham with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease expires on 21st October 2076

With 52 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 as well as 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 the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.