I am looking for value for money property lawyer. Do I opt for an internet conveyancer or a local Coombe Warren conveyancing solicitor?

Existing third party relationships is an important consideration when appointing conveyancing lawyers. Coombe Warren conveyancers enjoy connections with mortgage brokers and agents, local authorities, valuers and other law firms meaning the whole process is going to be much more straightforward for you. Hosting specialist insight into the local area also helps too.

My fiance and I wish to acquire a newbuild flat in Coombe Warren with a loan from Platform Home Loans Ltd.We like our Coombe Warren conveyancing practitioner but Platform Home Loans Ltd says he's not listed on their approved list of member firms. we are left little option but to use a Platform Home Loans Ltd panel solicitor or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?

Unfortunately,no. The home loan issued to you contains various provisions, a common one being that conveyancers will be on the Platform Home Loans Ltd solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd

I am buying a new build house in Coombe Warren with the aid of help to buy. The sellers would not move on the amount so I negotiated 6k of additionals instead. The estate agent advised me not disclose to my lawyer about the deal as it will put at risk my loan with the lender. Is this normal?.

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.

Should I be suspicious about third parties that I am dealing with are recommending an online conveyancing firm rather than a High Street Coombe Warren conveyancing practice?

As with lots of professional services, often suggestions from connections can be extremely useful or valuable. Yet there are lots of players in a conveyancing matter; estate agents, mortgage brokers and banks may suggest lawyers to use. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to choose your own conveyancer. However, bear in mind that some banks operate an approved list of solicitors you must use for the lender related work in your transaction.

Can you offer any advice when it comes to choosing a Coombe Warren conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Coombe Warren conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Coombe Warren conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the charges for lease extension conveyancing? Can they put you in touch with clients in Coombe Warren who can give a testimonial?

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Coombe Warren conveyancing firm to represent me?

Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the premium.

An example of a Freehold Enfranchisement case for a Coombe Warren premises is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired term was 98 years.