My partner and I are acquiring a ground floor flat in Coombe Dingle. My Conveyancer has never been on on the bank approved panel. Can I still retain my Coombe Dingle conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

You must instruct a property lawyer to complete the legal work required if you need a loan to buy your home. The property lawyer will conduct all the appropriate due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage documentation is in place. One can appoint a Coombe Dingle lawyer of your choice. Nevertheless, where the property lawyer selected is not a member of the mortgage company solicitor panel further fees will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so if your conveyancer has not previously applied for membership they should do so.

A friend pointed out to me me that in buying a property in Coombe Dingle there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?

We are aware of a number of properties in Coombe Dingle which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Coombe Dingle should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are getting the release of further funds on our mortgage from Co-operative as we want to conduct alterations to our property in Coombe Dingle. Do we need to choose a high street Coombe Dingle solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Coombe Dingle building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Coombe Dingle conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.

Provided that the solicitor is on the lender approved list, she or he must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Coombe Dingle I like with a park and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Coombe Dingle for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

My step-father has urged me to appoint his conveyancing solicitors in Coombe Dingle. Should I choose my own solicitor?

There are no two ways about it it’s preferable to select a conveyancing solicitor is to seek feedback from friends or family who have used the firm that you are are thinking of instructing.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £425,000 garden flat in Coombe Dingle in 8 days. The freeholder has quoted £420 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Coombe Dingle?

Coombe Dingle conveyancing on leasehold flats ordinarily results in fees being levied by landlords agents :

Addressing pre-exchange enquiries Where consent is required before sale in Coombe Dingle Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Coombe Dingle leasehold property is £350. For Coombe Dingle conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I bought a basement flat in Coombe Dingle, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Coombe Dingle with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2082

You have 58 years unexpired we estimate the premium for your lease extension to span between £23,800 and £27,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you 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.