It may have been a long time coming a loan offer from NatWest for the refinancing of my single bedroom flat is due any day now. Could you propose a cheap conveyancing practitioner in Ironbridge?

This site is not designed to aid those in their quest for the cheapest conveyancing in Ironbridge. Our goal is to offer cost effective conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint brokers teasing you with low cost conveyancing in Ironbridge. Optimistically, in deciding on low cost conveyancing, you will receive what you pay for and at worst you will end up invoiced for extras and still not receive the service required.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather use a specialised conveyancing solicitor in Ironbridge?

You should check but the chances are that allocate you one of their panel conveyancers if you accept the "fee-free" incentive. Contact the bank and explore if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Ironbridge.

Do commercial conveyancing searches disclose proposed roadworks that may impact a commercial site in Ironbridge?

Many commercial conveyancing solicitors in Ironbridge will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Ironbridge. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ironbridge.

For every commercial conveyancing transaction in Ironbridge it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Ironbridge commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Ironbridge.

I am buying a new build house in Ironbridge with a loan from Nottingham Building Society. The builders would not budge the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my conveyancer about this extras as it would impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I work for a long established estate agency in Ironbridge where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have been given contradictory information from local Ironbridge conveyancing solicitors. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I own a 1st floor flat in Ironbridge, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Ironbridge with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2099

With only 75 years left to run the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.