I opted for a high street lawyer for our conveyancing in Bishopsworth yesterday. Reviewing the small print I noteI am responsible for charges even if the sale doesn't happen. Would I be best advised to appoint an on-line conveyancing brokerage promising no move no charge conveyancing in Bishopsworth?

It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to neutralise the transactions that do not proceed. Do bear in mind that such arrangements tend not to protect you from disbursements such your Bishopsworth conveyancing search expenses.

The owners have rather pushy vendors who has recommended a preliminary agreement with a deposit 10k. Are such agreements recommended for Bishopsworth conveyancing transactions?

This form of agreement is unusual in Bishopsworth, conveyancers will often try and steer clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no assurance that just because the vendor has executed an exclusivity agreement they will complete the sale with you. They may be in contravention of the contract if they receive a large enough financial inducement to do so because a wronged claimant with the benefit of a lockout agreement will still have to establish consequential losses from the breach and this may not equate the extra amount that your seller may obtain by reneging on the agreement, however morally condemnable it undoubtedly is.

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Bishopsworth I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Bishopsworth in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Taking into account that I am about to spend £400,000 on 3 bedroom house in Bishopsworth I would like to have a conversation with the solicitor regarding thetransaction in advance of instructing the firm. Can this be arranged?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your conveyancing in Bishopsworth.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Bishopsworth should be the figure that you end up paying.

I've found a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Bishopsworth. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Bishopsworth are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Bishopsworth so you should seriously consider looking for a Bishopsworth conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

Bishopsworth Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

Are there any major works in the near future that could increase the service charges? Is the freehold owned collectively by the leaseholders? It is important to be aware whether redecorating or some other major work is due in the near future that will be shared by the tenants and will dramatically impact the level of the maintenance fees or result in a one off payment.