Me and my partner are about to complete buying a property in Biggleswade but as a result of wreckage from the recent storms I have managed to agree compensation from the owner of £3k in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Santander are not allowing this. Why were they involved?

Your conveyancing practitioner being on the Santander approved list is required to advise Santander of any amendments to the purchase price. If you prohibit your conveyancing practitioner to report the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Biggleswade.

I am expecting a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Biggleswade solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Biggleswade solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Completion of my remortgage has taken place for my property in Biggleswade. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Planning on purchasing a flat in Biggleswade. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Biggleswade conveyancing practitioner is on the HSBC conveyancing panel.

We are close to exchanging contracts on the sale of our property in Biggleswade and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Biggleswade. Having lived in Biggleswade for six years we know of no issue. Should we contact our local Authority to seek clarification need.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £125,000 garden flat in Biggleswade in just under a week. The managing agents has quoted £324 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Biggleswade?

Biggleswade conveyancing on leasehold apartments normally involves the buyer’s lawyer sending questions for the landlord to address. Although the landlord is not legally bound to respond to these enquiries the majority will be content to assist. They are entitled to levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some situations it is above £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the invoice is technically not due. Reality however dictates that one has little option but to pay whatever is requested of you if you want to sell the property.

I am the registered owner of a split level flat in Biggleswade, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Biggleswade with over 90 years remaining are worth £185,000. The ground rent is £65 per annum. The lease finishes on 21st October 2085

With 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

I dont have enough spare cash to pay a 10% deposit on my house purchase in Biggleswade , but I am keen go ahead. What can I do?

You can agree a lesser deposit. Many vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment