I am under pressure from the mortgagee in possession of a property in Denham to exchange within four weeks. What can I do to expedite matters?

Where you are under time constraints to exchange it is highly recommended that your conveyancer is familiar with the area as they will have local connections and intelligence. It is possible that they could have transacted previoushouses in the same neighbourhood. Therefore consider using a Denham conveyancing lawyer. Second, double check that the conveyancing firm is on the lender panel. It is said that just under twenty per cent of Denham conveyancing deals are held up or derailed after discovering a buyer’s solicitor was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being held up by an average of three weeks. It is estimated that this issue impacts in the region of one hundred thousand home moves every year. Almost all Denham conveyancing firms can not act for certain banks so do check at the outset.

My relative recommended that where I am buying in Denham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

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

I am purchasing my first flat in Denham with a mortgage from Nationwide Building Society. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.

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.

I was recommended by a number of property agents in Denham to select a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to recommend your lawyers over and above another?

We don’t make any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Denham. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Denham ?

The majority of houses in Denham are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Denham in which case you should be shopping around for a Denham conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer should appraise you on the various issues.

I inherited a ground-floor 1960’s flat in Denham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?

if there is a missing landlord or where 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 LVT to make a decision on the sum to be paid.

An example of a Lease Extension decision for a Denham premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 71 years.