Me and my husband are buying a leasehold flat in Bures. My Solicitor has never been on on the lender approved list. Is it possible for me to continue with my Bures conveyancing solicitor notwithstanding that they are excluded from the lender panel?

One will need to have a conveyancer to complete the formalities if you require a loan to buy your home. They will conduct all the necessary legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. One may select a Bures lawyer of your choosing. However, where the solicitor selected is not on the bank solicitor panel further costs will be levied as separate legal representation will be need by the mortgage company. Lender panel applications may be submitted, so provided your conveyancer has not historically applied for membership they should do so.

My partner and I are buying our first property. The lawyer has texted usto see if we wish to take out additional conveyancing searches. We are really unsure what's appropriate for conveyancing in Bures

The type of Bures conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What is important is that you properly understand what information the searches could give you. You may then make a decision if you consider that you need that search. If unclear, ask the conveyancing practitioner to advise.

We are due to move house in December. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Bures. Conveyancing firm was chosen prior to coming across this page.

On the afternoon of completion you will need to pick up the keys from the estate agent but this should only happen once the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can inform the removal men that they can start moving you in. We do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Bures or a solicitor that specialises in conveyancing in Bures.

My partner and I have arranged the release of further monies on our mortgage from Leeds Building Society as we intend to carry out a loft conversion to our property in Bures. Do we need to choose a nearby Bures solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society don't usually require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.

Our sealed bid on a property in Bures has been agreed to, the sellers do however have a connected purchase. The vendors have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Bures. What do I do now? When do I get the mortgage application with Skipton started?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Bures conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Skipton conveyancing panel. Regarding the next stages this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. During a buoyant market many home buyers will apply for a home loan with Skipton and pay for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Bures.

I'm buying my first flat in Bures with a mortgage from Barnsley Building Society. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not inform my solicitor about the side-deal as it would put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

I work for a long established estate agency in Bures where we have witnessed a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Bures conveyancing firms. Can you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I invested in buying a 1st floor flat in Bures, conveyancing having been completed February 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Bures with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2099

You have 74 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 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 renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.