What does a local search inform me regarding the house my wife and I buying in Bardsley?

Bardsley conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search plays a central part in most Bardsley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I am looking for a ground for flat up to £235,500 and identified one close by in Bardsley I like with open areas and station nearby, however it only has 52 years unexpired on the lease. There is not much else in Bardsley in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

My business partner and I are looking to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Bardsley for under 2k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Bardsley, including the sale and acquisition of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right solicitor. Regarding the charges this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or call so as to enable us to provide you with a fixed commercial conveyancing calculation.

In my capacity as executor for the will of my father I am disposing of a house in Swansea but reside in Bardsley. My conveyancer (based 235 miles awayhas requested that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Bardsley to witness this legal document for me?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Bardsley based

Are there common problems that you encounter in leases for Bardsley properties?

Leasehold conveyancing in Bardsley is not unique. Most leases are unique and drafting errors can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. A duty to insure the building

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Virgin Money, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

I own a 1 bedroom flat in Bardsley, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Bardsley with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2091

With just 66 years left to run we estimate the premium for your lease extension to span between £11,400 and £13,200 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.