The lawyer who dealt with my previous purchase has sent a quote for £1400 for fixed fee conveyancing in Brinklow. I’m hoping to sell a newly refurbished detached home for £275,000. This sounds too much. Is it in excess of the average fee for conveyancing in Brinklow?

The costs illustration is slightly on the expensive side. If you shop around you could get the conveyancing a bit cheaper by as much as £125. That being said, you mightcome to rue opting for an an unknown conveyancer. Remember to be sure that the solicitor can act for your mortgage company. You can utilise our search tool to select a Brinklow conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Brinklow.

Do the conveyancing practitioners that are recommend conduct auction conveyancing in Brinklow?

There are a few auction lawyers we can put you in touch with those conducting auction conveyancing. Brinklow is just one of our locations in which our lawyers have offices.

I'm purchasing a new build house in Brinklow with a loan from Coventry Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about the deal as it would affect my mortgage with the bank. Should I keep quiet?.

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 have been on the look out for a flat up to £235,500 and identified one round the corner in Brinklow I like with open areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Brinklow in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

Can you provide any top tips for leasehold conveyancing in Brinklow with the aim of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Brinklow can be avoided if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Obtaining a re-issued share certificate is often a time consuming formality and slows down many a Brinklow home move. If a duplicate share is necessary, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. Some Brinklow leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be warry about purchasing a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled.

I purchased a 2 bed flat in Brinklow, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Brinklow with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease runs out on 21st October 2085

With just 61 years unexpired the likely cost is going 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 extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.