A relative recommended that where I am purchasing in Broadway I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Broadway conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Broadway around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Broadway Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Broadway Education with plans and statistics, Local Amenities and other useful information regarding Broadway.

About to purchase a new build flat in Broadway. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Broadway

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Due to the input of my in-laws I had a survey completed on a property in Broadway ahead of retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders may not give a mortgage on a flying freehold property.

It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Broadway. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broadway to see if the conveyancing will be more expensive.

All being well we will complete the sale of our £475,000 apartment in Broadway on Thursday in a week. The landlords agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Broadway?

Broadway conveyancing on leasehold flats nine out of ten times involves fees being levied by managing agents :

Completing pre-exchange enquiries Where consent is required before sale in Broadway Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Broadway leasehold premises is £350. For Broadway conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I am the registered owner of a leasehold flat in Broadway, conveyancing formalities finalised 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Broadway with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2084

With only 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I am purchasing a house with all finances in place. I have provided solicitor with two separate evidence of photo ID, bank statement, numerous utility bills. Now he needs a copy from a probate lawyer acknowledging that the money is in place and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Broadway conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.