I am acquiring a leasehold flat in Wargrave. My property lawyer is not on the bank approved panel. Can I still use my Wargrave conveyancing solicitor even though they are excluded from the mortgage company panel?

You must instruct a solicitor to complete the formalities if you require a loan to buy your home. They will carry out all the essential due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. One can select a Wargrave solicitor of your choosing. However, where the property lawyer appointed is not on the lender solicitor panel supplemental fees will be levied as separate legal representation will be required by them. Lender panel applications can be submitted, so where your conveyancer has not previously sought membership they should take the chance to apply.

Do lenders provide you with an approved list of Wargrave conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?

Wargrave conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

we are a couple who wish to acquire a 2 bedroom apartment in Wargrave with a homeloan from Godiva Mortgages Ltd.We like our Wargrave conveyancing practitioner but Godiva Mortgages Ltd advised that she’s not on their approved list of member firms. we are left little option but to use a Godiva Mortgages Ltd panel lawyer or keep our preferred solicitor and fork out for a Godiva Mortgages Ltd panel lawyer to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Godiva Mortgages Ltd solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Godiva Mortgages Ltd

Just had an offer accepted on a new build apartment in Wargrave. Conveyancing is daunting 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 legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wargrave

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

My husband and I may need to rent out our Wargrave garden flat temporarily due to a new job. We used a Wargrave conveyancing practice in 2003 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Wargrave do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a 1st floor flat in Wargrave, conveyancing was carried out October 1998. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Wargrave with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2089

You have 65 years left to run we estimate the premium for your lease extension to range between £13,300 and £15,400 plus costs.

The suggested premium range above a general guide to costs for renewing 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 may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.