We instructed a local lawyer for my conveyancing in Bideford last week. Upon checking the Terms it is apparent thatI am on the hook for fees even if our purchase aborts. Should I go with them or appoint a web based conveyancing company offering no-sale-no-fee conveyancing in Bideford?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will tend to be be higher to counteract those conveyances that do not go ahead. Also remember that such offerings rarely protect you from outlay by way of example Bideford conveyancing search costs.

My relative suggested that where I am purchasing in Bideford I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Bideford conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Bideford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Bideford.

Should I be wary that brokers that I am dealing with are suggesting a national conveyancing firm as opposed to a local Bideford conveyancing company?

As with lots of service providers, often referrals from family and friends can be most helpful. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and banks may put forward conveyancers to choose. Sometimes these lawyers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the right to select your preferred lawyer. You need to be aware that most banks specify a panel list of law firms you must use for the lender aspect of your transaction.

We're new to the buying process - agreed a price, yet the selling agent told us that the seller will only proceed if we instruct their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Bideford

It is improbable the vendors are behind this. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Bideford conveyancing lawyers - rather thanthose that will provide the estate agent a commission or achieve conveyancing figures demanded by senior management.

I am looking at a two apartments in Bideford both have about fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Bideford is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the salability of the premises. The majority of buyers and mortgage companies, leases with under eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Bideford conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a 1 bedroom flat in Bideford, conveyancing formalities finalised July 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Bideford with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2094

You have 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.