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

The conveyancing fees for a leasehold property in Tickton is frequently higher than on a freehold property. This is due to the additional time required in communicating with the landlord and management company to obtain information concerning whether the rent and service charges have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.

I am assisting my aunt sell her property in Tickton. Will the solicitor arrange the energy performance certificate or it is for the owner to coordinate?

After the demise of Home Packs, EPC’s was left as a required part of selling a property. An energy performance certificate needs to be to hand prior to the property being advertised. This is not as aspect of the sale process that conveyancers normally arrange. If you are using a Tickton conveyancing practitioner they may help arrange energy assessments due to their relationships with reputable Tickton accredited person

My uncle informed me that in buying a property in Tickton there may be a number of restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Tickton which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Tickton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

After months of negotiation I have agreed a price on a house in Tickton. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Tickton with a loan from Halifax. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this side-deal as it will put at risk my loan with Halifax. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I only have 62 years left on my lease in Tickton. I now wish to extend my lease but my landlord is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. On the whole an enquiry agent should be useful to try and locate and to produce an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Tickton.

I invested in buying a basement flat in Tickton, conveyancing having been completed in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Tickton with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2104

With 79 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

Developers have suggested I use a solicitor and I've obtained a quote from them. It's nearly three hundred pounds cheaper than my own Tickton conveyancer. Should I use them?

Housebuilders normally have lists of lawyers who expedite matters and who know the developer’s paperwork and property lawyer. Plenty of developers offer an incentive to select their approved conveyancer for this reason, any increased cost can be avoided and a developer won't put forward a conveyancing warehouse and run the risk of having the transaction stall when they demand an exchange inside a month. A counter-argument for not opting for the recommended lawyer is that they may prove hesitant to fight for your interests for fear of alienating the developer. If you worry that this may be the case you should remain with your high street Tickton lawyer.