We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Cotham?

Do check but the the probability is that appoint one of their panel solicitors if you want the "fee-free" deal. Contact the mortgage company to ask if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Cotham.

Various internet forums that I have frequented warn that are the main cause of obstruction in Cotham house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Cotham.

I have todaydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Cotham for a purchase of a freehold house 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cotham conveyancing specialists.

I'm buying my first flat in Cotham with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my conveyancer about this deal as it will impact my loan with the bank. Do I keep my lawyer in the dark?.

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.

All being well we will complete our sale of a £125,000 apartment in Cotham next Friday. The landlords agents has quoted £348 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Cotham?

Cotham conveyancing on leasehold flats more often than not involves the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries the majority will be content to assist. They are entitled to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration charges, otherwise the invoice is not strictly payable. In reality one has little option but to pay whatever is demanded if you want to sell the property.

I own a leasehold flat in Cotham, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Cotham with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2089

You have 70 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as 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 in the absence of comprehensive investigations. 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. You should not move forward placing reliance on this information before seeking the advice of a professional.