My family lawyer has given a fee calculation of £1150 for no sale no fee conveyancing in Valley. I’m hoping to sell a purpose built property for £125,000. This seems over the top. Is it in excess of the norm for conveyancing in Valley?
The charges are a little high. If you shop around you might get the conveyancing a bit cheaper by as much as £125. On the other hand, you couldcome to regret choosing an an untested lawyer. Remember to enquire that the conveyancer can also act for your lender. Do use our search tool to choose a Valley conveyancing company on the lender’s member panel which can often include conveyancing solicitors in Valley.
About to place a bid on a leasehold flat in Valley. The property agents advise that it is standard for flats in Valley to have less than 75 years left on the lease. I am taking out a loan with Bank of Ireland. Is this going to be acceptable if the lease has Seventy One years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/11/2025 the requirements read as follows :
I decided to have a survey done on a property in Valley ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Valley. Conveyancing will be smoother if you use a solicitor in Valley especially if they are acquainted with such properties in Valley.
I was pointed in your direction by a few selling agents in Valley to locate a solicitor using your seach tool. What’s the financial incentive for Estate Agents to recommend your services ahead of a competitor’s?
We don’t make any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Last May I purchased a leasehold house in Valley. Do I have any liability for service charges for periods before 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. 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 acquired a 2 bed flat in Valley, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Comparable flats in Valley with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2079
With just 54 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered 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 before seeking the advice of a professional.