My wife and I have recently appointed a conveyancing solicitor in Deanshanger. I I would like to check whether they are on the Coventry Building Society conveyancing panel. Can you assist?

The first thing you should do is contact the solicitor and ask them if they are on the lender panel. Otherwise you should get in touch with Coventry Building Society who may be able to help.

Me and my partner are buying a house in Deanshanger. It might be a silly question but how we can trust a conveyancer? On completion day we have to deposit money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Is there a list of UBS panel solicitors in Deanshanger on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public over the internet. If you are seeking to appoint a Deanshanger lawyer on the UBS please use our facility.

We have agreed to purchase a house in Deanshanger. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

As you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to Deanshanger.

My wife and I own a terraced Victorian house in Deanshanger. Conveyancing lawyer represented me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Deanshanger and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.

I'm purchasing my first flat in Deanshanger with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my lawyer about this deal as it will adversely affect my mortgage with The Mortgage Works. 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.

What are the frequently found deficiencies that you witness in leases for Deanshanger properties?

Leasehold conveyancing in Deanshanger is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall A provision to repair to or maintain parts of the building

You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Bank of Scotland, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I own a ground floor flat in Deanshanger, conveyancing was carried out in 1998. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Deanshanger with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2094

With just 69 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues 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 based on this information before seeking the advice of a professional.