I was recommended to a conveyancer who has sent a quote for £1700 for no sale no fee conveyancing in Whalley. I’m selling a Victorian detached home for £250,000. This sounds too much. Is it above what I should be paying for conveyancing in Whalley?

The estimate does seem a tad steep. If you shop around you might get the conveyancing a bit cheaper by say a hundred pounds. That being said, you couldlive to regret choosing an an unknown solicitor. If is important to be sure that the conveyancer can act for your mortgage company. You can employ our search tool to locate a Whalley conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Whalley.

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

In short, leasehold conveyancing in Whalley and elsewhere usually warrants more hours of investigation compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord concerning the service of required notices, obtaining current service charge and management information, procuring the freeholder’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.

My wife and I are buying a apartment in Whalley. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have been told by my solicitor that lack of planning permission insurance is needed on my purchase. What is the level of cover for Whalley conveyancing?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

When it comes to mortgage companies such as Co-operative, do Whalley conveyancing practitioners face an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I have been on the look out for a ground for flat up to £245,000 and found one near me in Whalley I like with amenity areas and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Whalley suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan that many years may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

There are only 68 years remaining on my lease in Whalley. I need to get lease extension but my landlord is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to find the lessor. For most situations a specialist should be helpful to carry out a search and prepare an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court covering Whalley.

I purchased a split level flat in Whalley, conveyancing formalities finalised March 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Whalley with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2092

With only 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.