We just had an offer accepted to buy with Norwich and Peterborough Building Society. I called into a few local solicitors but cant to find a Barton le Willows conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?

Please do take advantage of the find a lender approved solicitor tool on this page. Pick the building society and type Barton le Willows or your location and you will be presented with numerous conveyancers offices in Barton le Willows or nearest you.

I am purchasing a new build house in Barton le Willows with a loan from Nationwide Building Society. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this deal as it will impact my mortgage with Nationwide Building Society. 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Barton le Willows I like with a park and transport links nearby, however it only has 61 years unexpired on the lease. There is not much else in Barton le Willows for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

Do I need to be suspicious by third parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Barton le Willows conveyancing practice?

As is the case with many service providers, often input from family and friends can be extremely useful or valuable. Nevertheless there are lots of people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders may suggest solicitors to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are free to choose your own conveyancer. You need to be aware that most banks specify a panel list of law firms you have to use for the lender aspect of your transaction.

Having had my offer accepted I require leasehold conveyancing in Barton le Willows. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Barton le Willows - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 1 bedroom flat in Barton le Willows, conveyancing formalities finalised in 2007. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Barton le Willows with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2101

With only 76 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.