We have rather brash vendors who has recommended a preliminary contract with a deposit 10k. Is it wise to enter into such agreements?

This form of preliminary agreement is not the norm in Avonmouth, conveyancers will often sway clients away from them as they detract from the primary focus, namely conveyancing and if you end up losing your deposit then the lawyer is left exposed. Furthermore, there is no certainty that just because the proprietor has signed a lock out contract they will sell to you. They may be in contravention of the agreement if they are offered sufficient incentive to do so because a wronged party with the benefit of a exclusivitycontract will still have to establish consequential losses from the breach and these may not equalise the financial benefit that the owner may secure by breaking the agreement, no matter how morally shameful the behaviour is.

The estate agent has sent us the confirmation of our purchase of a new build flat in Avonmouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Avonmouth

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Avonmouth is where the house is located. Can you offer any assistance?

Flying freeholds in Avonmouth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Avonmouth you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Avonmouth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am tempted by the attractive purchase price for a two flats in Avonmouth which have in the region of 50 years unexpired on the leases. should I be concerned?

There are plenty of short leases in Avonmouth. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the value of the lease reduces and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this field.

I acquired a split level flat in Avonmouth, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Avonmouth with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2091

With only 66 years remaining on your lease the likely cost is going to be between £11,400 and £13,200 plus plus your own and the landlord's "reasonable" professional fees.

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 without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

Me and my wife are soon to complete buying a property in Avonmouth but as a result of damage from the recent storms I have negotiated reparation from the vendor of £3k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process however the bank will not permit this. Should they have been approached?

Your conveyancing practitioner being on a mortgage company approved list is required to inform the mortgage company of any amendments to the sale amount. If you were to refuse your lawyer to notify the price change to your lender then they would have no choice but to discontinue acting for you and the lender.