I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Melksham. 95% of the properties have already been disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Melksham?

A big part of the Melksham legal transfer of property is the conveyancing searches. There are hundreds search providers conducting Melksham conveyancing searches, as well direct from the local authority. These are known collectively as personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

I am looking to buy a house and need a conveyancing solicitor in Melksham who is on the Accord Mortgages Ltd approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Melksham. We dont recommend any particular firm.

How does conveyancing in Melksham differ for new build properties?

Most buyers of new build residence in Melksham come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Melksham typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Melksham or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a property in Melksham before appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders will refuse to grant a mortgage on a flying freehold house.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Melksham. Conveyancing will be smoother if you use a solicitor in Melksham especially if they are accustomed to such properties in Melksham.

What makes a Melksham lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Melksham. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.

Leasehold Conveyancing in Melksham - Sample of Queries before buying

How many years remain on the lease? The majority of Melksham leasehold apartments will have a service bill for the upkeep of the block invoiced on behalf of the management company. Should you purchase the apartment you will have to pay this charge, normally periodically accross the year. This could vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a ground rent for you to pay annual, normally this is not a large sum, say around £50-£100 but you need to check it because sometimes it can be many hundreds of pounds.