What is the optimum way to check that the solicitor carrying out my conveyancing in Seascale and Sellafield is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus spending £192.00 in another set of conveyancing costs.

Please do take advantage of the find a lender approved solicitor tool on this page. Please choose the lender and type ‘Seascale and Sellafield’ or your preferred area and you will see a number of lawyer based in Seascale and Sellafield or nearest you.

I require fast conveyancing in Seascale and Sellafield as I am under pressure to exchange contracts in less than one month. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?

As you are not taking a mortgage you have the choice not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Seascale and Sellafield the following are instances of issues that can crop up and adversely affect the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...

Over the last few months I have been searching for a flat up to £305k and found one round the corner in Seascale and Sellafield I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Seascale and Sellafield suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

Should I be wary that estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a local Seascale and Sellafield conveyancing practice?

As is the case with lots of professional services, often input from family and friends can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend lawyers to choose. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are at liberty to appoint your preferred lawyer. Don't forget that most lenders specify a panel list of law firms you are obliged to use for the mortgage related work in your conveyancing.

I am attracted to a two flats in Seascale and Sellafield both have about forty five years unexpired on the leases. Will this present a problem?

There are no two ways about it. A leasehold flat in Seascale and Sellafield is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the salability of the premises. For most purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more upbeat 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 premises 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 Seascale and Sellafield 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. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new 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.

I purchased a garden flat in Seascale and Sellafield, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Seascale and Sellafield with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2102

With just 77 years unexpired we estimate the premium for your lease extension to be between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.