We instructed a local firm for my conveyancing in Audley last week. Looking through the official terms of business it is apparent thatwe are on the hook for fees even if the dealdoes not happen. Would I be best advised to instruct a web based firm promoting no move no charge conveyancing in Audley?

It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to cover the cases that do not go ahead. Also remember that such offerings rarely protect you from expenditure by way of example Audley conveyancing search expenses.

My partner and I are acquiring a new build duplex in Audley and my conveyancer is advising me that she is duty bound to the mortgage company to reveal incentives from the seller. The Estate Agents are hassling me to exchange and I don't want to prolong matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I'm purchasing my first flat in Audley benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it would affect my mortgage with Nationwide Building Society. Is this normal?.

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've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Audley is the location of the property. Is there any guidance you can give?

Flying freeholds in Audley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Audley you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Audley may ascertain 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.

What advice can you give us when it comes to finding a Audley conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Audley conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Audley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

Can they put you in touch with clients in Audley who can give a testimonial? What are the charges for lease extension work?

I inherited a leasehold flat in Audley, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Audley with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2075

With just 50 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 as well as costs.

The suggested premium range above 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 tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.