Are you able to suggest a Barnsley Building Society allowed Washington conveyancing lawyer who can have us moved in within a very limited time frame? Would it be better to use a high street Washington practice or a nationwide firm?

We can recommend some very good Washington conveyancing firms. Another option is to visit the main road in Washington. Visit two or three law practices and ask to see a conveyancing solicitor for a quote. Explain your expectations together with your reasons and ask for an assurance on speed. Appoint the one that appears most efficient.

I am purchasing my first flat in Washington with a mortgage from National Westminster Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my conveyancer about this side-deal as it will adversely affect my mortgage with National Westminster Bank. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Washington is the location of the property. Can you offer any guidance?

Flying freeholds in Washington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Washington you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Washington may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I've recently bought a leasehold house in Washington. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a leasehold flat in Washington, conveyancing was carried out 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Washington with over 90 years remaining are worth £211,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2092

With just 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

Why do I have to supply my conveyancer with numerous items of ID before they can commence with selling or purchasing a property in Washington?

Washington conveyancers are duty bound by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML Regulations to certify that the have checked the identity of their clients. It will also be a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and date of birth.