I am purchasing a property without a mortgage in Albrighton. I have been residing for the last Seventeen years in Albrighton. Conveyancing searches are a lot of money. As I know the road and vicinity very well must I have all the conveyancing searches?

Provided that you do not need a mortgage, then all but one or two of the Albrighton conveyancing searches are optional. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches done, but she has a professional duty to do this. Do consider; if you are going to sell the house at a future date, it will likely be be of interest to your future buyer what the searches contain. On occasion premises with no practical issues can still show up unpredicted search results. A competent conveyancing solicitor in Albrighton should be able to give you some constructive advice here.

We are purchasing a newbuild flat in Albrighton with a mortgage from Britannia.We use our Albrighton conveyancing lawyer but Britannia informed us his firm is not listed on their approved list of firms. we are left little option but to use a Britannia panel lawyer or keep our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Britannia use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its various provisions, a common one being that lawyers needs to be on the Britannia solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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 Britannia

I'm buying a new build house in Albrighton with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of additionals instead. The estate agent told me not reveal to my solicitor about this side-deal as it could adversely affect my mortgage with Santander. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 have been on the look out for a leasehold apartment up to £245,000 and found one close by in Albrighton 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 Albrighton in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Albrighton. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Albrighton ?

Most houses in Albrighton are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Albrighton so you should seriously consider shopping around for a Albrighton conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will advise you fully on all the issues.

I bought a 2 bed flat in Albrighton, conveyancing having been completed 5 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 Albrighton with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2101

With 76 years left to run we estimate the price of your lease extension to be 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 extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues 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.