Me and my fiance are acquiring a ground floor flat in Great Missenden. My property lawyer has never been on on the mortgage company conveyancing list. Can I still retain my Great Missenden conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

One must appoint a to deal with the formalities when you take out a mortgage to purchase your property. They will carry out all the appropriate legal checks on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage documentation is in order. You may instruct a Great Missenden of your choosing. However, where the selected is not a member of the lender approved list supplemental costs will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so if your lawyer has not historically applied for membership they can do so.

Are the BSA intent on creating a searchable register to list solicitors on the conveyancing panel for instance in Great Missenden?

LenderPanel has not been advised of any plans on the part of the BSA to develop such a register.

Please help - my lawyer says that defective lease insurance is necessary on my purchase. What is the level of cover for Great Missenden conveyancing?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between and . Conveyancing lawyers as opposed to members of the public take out such policies.

Are all Great Missenden Conveyancing Quality Solicitors on the conveyancing panel?

Some major banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

I have finally had an offer on an apartment in Great Missenden agreed to, the sellers do however have a tied purchase. The vendors have offered on a property, but it’s not yet tied up, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Great Missenden. What do I do now? At what point do I apply for the mortgage with ?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Great Missenden conveyancing search charges, etc). First, you should check that your is on the approved list. Regarding the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a rising market some buyers would apply for a home loan with and arrange for the valuation and only if it comes back ok would they request their to move forward with searches.

I am purchasing my first flat in Great Missenden with a mortgage from . The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my solicitor about this extras as it may adversely affect my mortgage 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 own a leasehold house in Great Missenden. Conveyancing and mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Great Missenden who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Great Missenden conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 1 bedroom flat in Great Missenden, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Great Missenden with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease terminates on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.