It has come to my attention via my IFA that my Epsom and Ewell property lawyer is not on the lender Solicitor panel. How can I be sure that this is correct?

The first thing you need to do is to contact your Epsom and Ewell conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may be able to suggest a Epsom and Ewell conveyancing practice that is on the approved list of lawyers for your lender.

Forgive me if this question is silly but I am new to the process as a 1st time buyer of a garden flat in Epsom and Ewell. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Epsom and Ewell?

On the day of completion you do not need to attend the conveyancers office in Epsom and Ewell. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

I'm in the throws of viewing apartments in Epsom and Ewell and I am now considering a potential offer. Is it wise to have my on ‘stand by’? I will be getting a home loan with .

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.

Our offer on a house in Epsom and Ewell has been accepted, but there is a chain. The vendors have put an offer on a flat, however it’s not been accepted yet, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Epsom and Ewell. What do I do now? At what point should I apply for the mortgage with ?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Epsom and Ewell conveyancing search fees, etc). First, you should check that your is on the approved list. As to the subsequent stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. In a buoyant market some buyers will apply for a home loan with and arrange for the valuation and only if it comes back ok would they pay their to proceed with searches.

I'm buying my first flat in Epsom and Ewell with a mortgage from . The builders would not reduce the amount so I negotiated £7000 of extras instead. The property agent advised me not inform my conveyancer about this side-deal as it would adversely affect my mortgage with . 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.

I've found a house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Epsom and Ewell. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Epsom and Ewell ?

The majority of houses in Epsom and Ewell are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Epsom and Ewell so you should seriously consider looking for a Epsom and Ewell conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will report to you on the legal implications.

I own a 1st floor flat in Epsom and Ewell, conveyancing formalities finalised 1995. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Epsom and Ewell with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease ends on 21st October 50

With only 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure 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 considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I am expecting to complete on the purchase a house in Epsom and Ewell but as a consequence of wreckage from the recent storms I have agreed compensation from the seller of £2k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but my mortgage company will not permit this. Why were they informed?

Any that is on the bank conveyancing panel is obliged to advise the mortgage company of any amendments to the sale figure. In the event that you prohibit your to notify the price change to your bank then they would have no choice but to discontinue representing you and the bank.