At what point will exchange of contracts take place for domestic conveyancing in Atherstone and do I need to be at the solicitors office?

If you are near to our conveyancing solicitors in Atherstone you are invited in to sign documents. However, the lender approved solicitors we recommend supply a national conveyancing service and provide as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the property agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Atherstone)to be in the office at the appropriate time.

I'm buying a new build house in Atherstone with a mortgage from Nottingham Building Society. The builders would not move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about the extras as it will affect my loan with the bank. Is this normal?.

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.

In what way does the Landlord & Tenant Act 1954 affect my business offices in Atherstone and how can your lawyers assist?

The particular law that you refer to gives security of tenure to commercial tenants, granting the legal entitlement to make a request to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Atherstone is one of the many locations in which the firms we work with are located

What advice can you give us when it comes to choosing a Atherstone conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Atherstone conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Atherstone conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

If the firm is not ALEP accredited then why not?

I bought a 1st floor flat in Atherstone, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Atherstone with a long lease are worth £207,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2082

You have 57 years remaining on your lease the likely cost is going to be between £28,500 and £33,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should 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.

I'm selling a flat in Atherstone. I can find my conveyancer's company on the CLC list, but I can't see my lawyer's name on the list. Should I be concerned?

Not every individual in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.