We instructed a local firm for our conveyancing in Stapleton yesterday. Reviewing the official terms of business I seewe are liable for costs even where the conveyance does not complete. Should I ditch them and choose a web based conveyancing company promoting no move no charge conveyancing in Stapleton?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be more expensive to cover those cases that do not proceed. Also remember that such schemes tend not to cover expenditure e.g. Stapleton conveyancing search costs.

I am acquiring a property for cash in Stapleton. I have been living for the previous 20 years in Stapleton. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Stapleton conveyancing searches are at your discretion. Your lawyer will try and steer you, no-doubt strongly, that you should have searches done, but he has a professional duty to do this. Do consider; if you are going to sell the house at a future date, it could be of relevance to your prospective purchaser what the searches reveal. On occasion houses with functional issues can still throw up adverse search results. A good conveyancing solicitor in Stapleton should be able to give you some helpful guidance in this regard.

How does conveyancing in Stapleton differ for new build properties?

Most buyers of new build or newly converted property in Stapleton contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Stapleton usually purchase the site, 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 accustomed to new build conveyancing in Stapleton or who has acted in the same development.

I have been on the look out for a flat up to £305k and identified one near me in Stapleton I like with a park and station in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Stapleton suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass 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 consult your conveyancing lawyer regarding this.

I own a leasehold flat in Stapleton. Conveyancing was finished in five years ago. I have heard that I mustn’t let the the remaining lease term to get too low. What is the reasoning?

Stapleton domestic long term leases are for a fixed period - often just under one hundred years when they are first granted. However many appartments in Stapleton were built or converted 35 or more years ago and so such leases now have less than eighty years unexpired. This may seem like a long time however Banks, Building Societies and other mortgage lenders on the whole require leases to have a minimum of seventy five years unexpired to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are nearing seventy five years. To maximise the saleability of your property you should be thinking about whether or not to extend your lease long before you come to sell it. There are also strong financial reasons to taking action before the lease reaches even eighty years as when the lease falls below eighty years the amount to be paid to extend starts to increase.