My husband and I are spending time looking at apartments in Denham and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with UBS.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

It is unclear whether my lender requires a lease extension. I have called into my local Denham bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Denham conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?

As long as the property lawyer is on the lender approved list, she or he must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.

Our sealed bid on a property in Denham has been agreed to, but there is a chain. The vendors have offered on a property, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Denham. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Denham conveyancing search fees, etc). First, you must ensure that your lawyer is on the Coventry BS approved list. Concerning the subsequent stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a hot market some buyers would apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with the conveyancing in Denham.

three months have elapsed following my purchase conveyancing in Denham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing my first flat in Denham benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of additionals instead. The house builders rep told me not inform my solicitor about this deal as it will jeopardize my mortgage with Britannia. Should I keep quiet?.

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.

Is there anything unique about your site and alternative online quote calculators for conveyancing in Denham?

At this site secure an accurate quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Denham. As opposed to estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your conveyancing in Denham

We expect to complete our sale of a £225,000 flat in Denham next Thursday. The freeholder has quoted £336 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Denham?

For the majority of leasehold sales in Denham conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract enquiries Where consent is required before sale in Denham 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 solicitor will have no control over the level of the charges for this information but the average costs for the information for Denham leasehold premises is £350. For Denham 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 the information.

I have had difficulty in negotiating a lease extension in Denham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to assess the amount due.

An example of a Lease Extension case for a Denham residence 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.