How up to date is your database of Brandon solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?

Brandon conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Brandon is the location of the property. Can you shed any light on this issue?

Flying freeholds in Brandon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brandon you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brandon may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My company is planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Brandon for under £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Brandon, including the sale and purchase of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. As for the fees this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone so as to enable us to furnish you with a detailed commercial conveyancing quote.

My husband and I are first time buyers - had an offer accepted, but the property agent told us that the vendor will only issue a contract if we instruct their recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Brandon

We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', alienating a motivated purchaser is counter productive. Try to communicate with the sellers directly and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Brandon conveyancing solicitors - not the ones that will provide their estate agent a commission or meet his conveyancing thresholds set by HQ.

We expect to complete the disposal of our £300,000 maisonette in Brandon next week. The freeholder has quoted £408 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Brandon?

Brandon conveyancing on leasehold maisonettes often requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to address such questions most will be content to assist. They are entitled to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it is above £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. Reality however dictates that you have little choice but to pay whatever is requested of you should you wish to complete the sale of your home.

I bought a ground floor flat in Brandon, conveyancing having been completed 3 years ago. How much will my lease extension cost? Equivalent properties in Brandon with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2091

With 66 years remaining on your lease we estimate the price of your lease extension to be between £11,400 and £13,200 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.