I am buying a property for cash in Turnpike Lane. I have been residing for the previous 15 years in Turnpike Lane. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Turnpike Lane conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of advice. One thing to take into account; if you are going to sell the house at a future date, it may be of interest to your future purchaser what the searches contain. There are plenty of instances where properties with apparent issues can still show up unexpected search results. A good conveyancing solicitor in Turnpike Lane will be able to give you some helpful advice concerning this.

As a novice what is the most important number one tip you can give me concerning purchase conveyancing in Turnpike Lane?

You may not hear this from too many lawyers but conveyancing in Turnpike Lane and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the legal transfer of property. For example, the seller, estate agent and sometimes your lender. Selecting a law firm for your conveyancing in Turnpike Lane should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your best interests and to keep you safe.

Sometimes a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your mortgage broker may advise you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My business partner and I are wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for non-domestic conveyancing in Turnpike Lane for under £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Turnpike Lane, including the sale and acquisition of businesses as well as simply premises. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the costs this will depend on the structure and nuances of the proposed transaction. Let us have your details or call us so that we can supply you with comprehensive commercial conveyancing quote.

We are 14 days into a residential purchase having been directed to conveyancers by the estate agent to perform conveyancing in Turnpike Lane. We are not happy. Can you you assist me in finding new solicitors?

A lawyer would need to be really bad in order to consider changing them. Has your mortgage offer been sent? If so you must inform them of the new lawyer and ensure the mortgage documents are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid supplemental charges and complications. That should be your first question of the new lawyers. The search tool will help you find a lender approved conveyancer for your home move in Turnpike Lane

I am looking at a couple of apartments in Turnpike Lane both have approximately forty five years left on the leases. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Turnpike Lane is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the value of the premises. For most purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Turnpike Lane conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Turnpike Lane. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Turnpike Lane flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The unexpired term was 81.79 years.