Can you explain why leasehold purchase conveyancing in Theale costs more?

Theale leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

How can we know in advance if a Theale conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Theale getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Theale bank branch on numerous occasions and was told it wasn't a problem and they will lend. My Theale conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The property lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Theale solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Theale postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Theale.

Is it simple use your search app to choose a conveyancing solicitor in Theale on the authorised to act for my lender?

Step one is to choose a mortgage company such as Halifax, Bank of Scotland or Bank of Ireland then type in your location e.g. Theale. Conveyancing firms in Theale and beyond should be identified.

We're new on the property ladder - agreed a price, but the agent informed us that the vendor will only go ahead if we appoint their chosen conveyancers as they want an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Theale

We suspect that the owner is unaware of this demand. Should the owner desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Theale conveyancing firm - as opposed tothose that will earn the negotiator at the agency a introducer fee or hit his conveyancing targets demanded by head office.

If all goes to plan we aim to complete the sale of our £175,000 maisonette in Theale in six days. The managing agents has quoted £384 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Theale?

For most leasehold sales in Theale conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

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

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Theale leasehold property is £350. For Theale 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 answers.

I bought a basement flat in Theale, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Theale with a long lease are worth £195,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2088

With 64 years left to run we estimate the price of your lease extension to be between £14,300 and £16,400 as well as professional fees.

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. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.