I was recommended to a solicitor who has sent a quote for £1200 for freehold conveyancing in Bromham. I’m hoping to sell a Victorian property for £125,000. Are the quoted fees excessive? Is it above what I should be paying for conveyancing in Bromham?

The charges are a bit high. If you are content to invest time scrutinising charges you might decrease the fees marginally by perhaps £100 plus VAT. On the other hand, you mightlive to regret choosing an an unknown lawyer. Remember to check that the conveyancer can act for your lender. You can employ our comparison tool to find a Bromham conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Bromham.

I am under pressure from the seller of a property in Bromham to complete within four weeks. What can I do to expedite matters?

First, If you are under pressure to complete it is advisable to make sure that your solicitor is familiar with the location as they will have local contacts and know-how. It is even conceivable that they would have handled previoushouses in the same road. Therefore consider using a Bromham conveyancing lawyer. Second, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that 18% of Bromham conveyancing transactions are frustrated or derailed after discovering a purchaser’s lawyer was not on their banks list of approved solicitors. In many cases this discovery resulted in the home move being held up by almost 21 days. It is understood that this issue impacts in the region of 100,000 home moves annually. Many Bromham conveyancing firms can not represent certain mortgage companies so do check at the outset.

We are purchasing a flat and require a conveyancing solicitor in Bromham who is on the Principality conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Bromham.

The estate agent has sent us the confirmation of our purchase of a new build flat in Bromham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bromham

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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

When it comes to leasehold conveyancing in Bromham what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Bromham. All leases are individual and drafting errors can sometimes mean that certain clauses are erroneous. 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. Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Mortgage Works, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to withdraw.

I acquired a basement flat in Bromham, conveyancing was carried out December 2000. Can you work out an approximate cost of a lease extension? Comparable flats in Bromham with an extended lease are worth £265,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2100

You have 75 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 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 due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.