We were about to choose a conveyancing solicitor in Amersham listed by you but stumbled across alternative estimates on the internet appear less expensive – why is this?

There are numerous conveyancers marketing what appear to be very low prices. You should give due consideration about how important this transaction is to you that want to be penny wise pound foolish with regard to the standard of the legal work. Some hide extras deep into the terms of business. The law firms that we list for conveyancing in Amersham neverbehave this way.

Are all Amersham Conveyancing Quality Solicitors on the Barclays conveyancing panel?

Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

When it comes to mortgage companies such as HSBC, do Amersham conveyancing practitioners have to pay a fee to be on the list of approved solicitors?

We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I have a mortgage with RBS for my property in Amersham. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

You must advise RBS in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.

Just had an offer accepted on a new build flat in Amersham. 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Amersham

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I’m about to sell my ground floor apartment in Amersham. Conveyancing is yet to be initiated, but I have recently had a half-yearly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would as all rents and service payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a leasehold flat in Amersham, conveyancing formalities finalised 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Amersham with over 90 years remaining are worth £190,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2085

With only 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

Is planning consent required to change a house into a couple of appartments in Amersham? This has taken place to a property opposite to my house in Amersham and was ignorant of the conversion until the works were done.

Planning Consent yes. Building Reg Approval yes.