I sincerely hope you can assist me. My Gants Hill conveyancer is advising me that he has toconduct Gants Hill conveyancing searches asthe firm are on the Santanderconveyancing panel. Is this really necessary?

You have limited options available to you. As you are taking a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Gants Hill conveyancing searches.

How up to date is your database of Gants Hill solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?

Gants Hill conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

I need some expedited conveyancing in Gants Hill as I am under pressure to complete inside one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you are at liberty not to have searches carried out although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Gants Hill the following are instances of what can crop up and therefore impact future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...

I'm buying a new build house in Gants Hill with a loan from Norwich and Peterborough Building Society. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent told me not inform my solicitor about the extras as it could adversely affect my mortgage with Norwich and Peterborough Building Society. Is this normal?.

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.

There are only 68 years left on my flat in Gants Hill. I now want to extend my lease but my freeholder is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the landlord. On the whole a specialist would be helpful to conduct investigations and prepare a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Gants Hill.

We have reached the end of our tether in seeking a lease extension in Gants Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We are happy to put you in touch with a Gants Hill conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Gants Hill property is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired term as at the valuation date was 65 and 61.