After what seems like an age a loan offer from NatWest for the refinancing of my 4 bedroom flat is due by the end of next week. Could you propose a low cost conveyancing practitioner in Frampton on Severn?

You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Frampton on Severn. We can offer you excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies offering the bait of £100 conveyancing in Frampton on Severn. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not get the service expected.

My son is about to exchange on a house that has just been built in Frampton on Severn with a mortgage from Clydesdale. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

How does conveyancing in Frampton on Severn differ for new build properties?

Most buyers of new build residence in Frampton on Severn contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Frampton on Severn usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Frampton on Severn or who has acted in the same development.

We're novice buyers - had an offer accepted, yet the selling agent told us that the owners will only go ahead if we instruct the agent's preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Frampton on Severn

We suspect that the owner is unaware of this ultimatum. Should the vendor require ‘a quick sale', turning down a serious buyer is counter productive. Try to communicate with the sellers directly and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Frampton on Severn conveyancing firm - as opposed tothe ones that will earn their estate agent a introducer fee or meet his conveyancing targets set by HQ.

In relation to leasehold conveyancing in Frampton on Severn what are the most common lease problems?

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

A provision for the recovery of money spent for the benefit of another party.

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, The Royal Bank of Scotland, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.

I purchased a 1 bedroom flat in Frampton on Severn, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Frampton on Severn with a long lease are worth £185,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2085

With only 60 years unexpired we estimate the premium for your lease extension to range between £20,000 and £23,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.