I am hoping to receive a mortgage offer from Nat West. I would like to use a Licensed Conveyancer in Cimla. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The vendors of the house we are purchasing hired a conveyancing solicitor in Cimla who has suggested a preliminary contract with a down payment 10k. Are such agreements sensible?

Exclusivity contracts are contracts binding a property seller and prospective acquirer granting the buyer a ‘clear field’ to purchase the property for a set period of time. For all intents and purposes, a lock out agreement is a contract stating that you should receive a contract at a later date being the main conveyancing contract. It is generally used for buyer confidence though in some cases, the proprietor may enjoy an upside from such agreements as well. There are many pros and cons to having them but you need to check with your conveyancer but beware that it may end up incurring more in conveyancing charges. In light of this these agreements are unusual when it comes to conveyancing in Cimla.

I had a mortgage agreed in principle with Nationwide. Cimla conveyancing solicitors have been appointed. How long does it take for Nationwide to issue the offer to the conveyancer?

Some lenders take longer than others. Have Nationwide done the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Cimla solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

At last I have had an offer on a maisonette in Cimla agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Cimla. What should be my next step? At what point do I apply for the mortgage with Leeds Building Society?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Cimla conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Leeds Building Society approved list. As to the next steps this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a hot market some buyers would apply for the mortgage with Leeds Building Society and pay for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Cimla.

A relative suggested that where I am purchasing in Cimla I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally included in the estimate for your Cimla conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Cimla around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Cimla Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Cimla.

Planning to sign contracts shortly on a basement flat in Cimla. Conveyancing lawyers inform me that they report fully on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Cimla should include some of the following:

Does the lease prevent you from renting out the property, or working from home Your conveyancers should enable you to have an understanding of the insurance obligations Do you need to have carpet in the flat or are you allowed wood flooring? You should be informed what is to be regarded as a Nuisance as far as the lease is concerned Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

I invested in buying a 1 bedroom flat in Cimla, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Cimla with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease runs out on 21st October 2090

With just 65 years remaining on your lease we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.