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

In short, leasehold conveyancing in Stockbridge and elsewhere usually involve additional work compared to freehold conveyancing. This includes analysing the lease terms, corresponding with the landlord concerning the service of applicable notices, procuring current service charge and management information, obtaining 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 leaseholders have owned the lease since it was first granted.

My aunt passed away six months ago and as sole heir and executor I was left the property in Stockbridge. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

What does a local search tell me regarding the house we're buying in Stockbridge?

Stockbridge conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search plays a central role in many a Stockbridge conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

Due to the encouragement of my in-laws I had a survey completed on a property in Stockbridge prior to appointing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders will not give a mortgage on such a premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stockbridge. Conveyancing may be slightly more expensive based on your lender's requirements.

I want to rent out my leasehold flat in Stockbridge. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease dictates relations between the landlord and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Stockbridge do not prevent subletting altogether – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I am the registered owner of a garden flat in Stockbridge, conveyancing formalities finalised February 2003. How much will my lease extension cost? Comparable properties in Stockbridge with an extended lease are worth £192,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2078

With only 54 years left to run the likely cost is going to be between £32,300 and £37,400 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures 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. Please do not take any other action placing reliance on this information before getting professional advice.