Recently contacted my conveyancing lawyer in Templecombe who acted for me two years ago asking for a conveyancing quote based on an identical type of home move (a leasehold premises and a freehold property) of almost identical values with a loan from Santander. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper online conveyancer?

The costs illustration is slightly on the high side. If you you were to look around you might get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, providing that you were pleased with the legal work the firm provided you couldlive to rue choosing an an untested conveyancer. Don't forget to ensure that the firm can act for Santander. You can make use of our search tool to get a quote a Templecombe conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Templecombe.

I am considering remortgaging my flat in Templecombe, does my lawyer need to be on the Principality Conveyancing panel?

In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I require expedited conveyancing in Templecombe as I am under a deadline to exchange contracts within 3 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not taking a mortgage you have the choice not to have searches carried out although no law firm would advise that you don't. With plenty of history conveyancing in Templecombe the following are instances of what can be revealed and adversely affect the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Templecombe I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Templecombe for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

I am employed by a busy estate agency in Templecombe where we have witnessed a number of flat sales derailed as a result of short leases. I have received contradictory information from local Templecombe conveyancing firms. Can you clarify whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Templecombe Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

What is the yearly service fee and ground rent? Who takes responsibility for maintaining and repairing the block? Make sure you enquire if there are any onerous prohibitions in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Templecombe. If you like the flatin Templecombe but your cat can’t live with you then you will be presented with a hard decision.