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

Ryde conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays an important role in most Ryde conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (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 thirteen subject areas.

I am looking for a flat up to £305k and identified one near me in Ryde I like with a park and station in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Ryde in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage 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 current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

Given that I am about to spend £400,000 on a garden flat in Ryde I would like to have a conversation with the lawyer regarding thetransaction prior to giving the go ahead to the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Ryde.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Ryde should be the amount on the final invoice that you end up paying.

All being well we will complete the sale of our £425,000 flat in Ryde next week. The freeholder has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Ryde?

For most leasehold sales in Ryde conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract questions Where consent is required before sale in Ryde Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Ryde leasehold property is £350. For Ryde conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I purchased a garden flat in Ryde, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Ryde with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2093

With only 68 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

What is the reason for my conveyancing practitioner requiring a list of items of ID before I can proceed with selling or buying a property in Ryde?

Ryde conveyancers are required by the Law Society, SRA, HM Land Registry and current Money Laundering Regulations to record that the have checked the identity of their clients. It is also sometimes a requirement of your lender if you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.