A friend informed me that in purchasing a property in Bulwell there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are a number of properties in Bulwell which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Bulwell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a detached bungalow in Bulwell. The intention is to carry out an extension to the side at the house.Will the conveyancing process include investigations to determine if these alterations were previously refused?

Your solicitor should check the registered title as conveyancing in Bulwell can occasionally identify restrictions in the title deeds which prohibit categories of alterations or necessitated the consent of another owner. Many extensions call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I am buying a property in Bulwell. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Nationwide your lawyer must comply with the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease does not meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Bulwell.

We are downsizing from our property in Bulwell and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Bulwell lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Bulwell. We have lived in Bulwell for many years we know of no issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should 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 life insurance to cover that same ailment)

I'm buying my first flat in Bulwell with a mortgage from Halifax. The sellers refused to budge the price so I negotiated 6k of extras instead. The house builders rep told me not inform my solicitor about this deal as it could impact my mortgage with the lender. 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 found a house that appears to be perfect, at a great figure which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Bulwell. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Bulwell ?

Most houses in Bulwell are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Bulwell in which case you should be shopping around for a Bulwell conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

I own a studio flat in Bulwell, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Bulwell with a long lease are worth £216,000. The ground rent is £50 yearly. The lease ceases on 21st October 2088

With just 68 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

When it comes to my conveyancing in Bulwell should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Bulwell conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.