AssumingI were to acquire a freehold housein Handforth for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Handforth?

The sole reduction in fees you would make on is the costs for searches. The solicitor still got to do everything else - money laundering, correspond with your sellers conveyancer, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a charge but it won't be meaningful.

My wife and I buying a victorian detached house in Handforth. The intention is to an extension at the rear at the property.Will legal work on the property involve enquiries to determine if these works were previously refused?

Your property lawyer should review the registered title as conveyancing in Handforth can sometimes identify restrictions in the title documents which restrict certain alterations or require the consent of another owner. Many works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

The mortgage over my property is with Barclays for my property in Handforth. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Your original mortgage agreement with Barclays will provide that you need their approval prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Handforth solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm buying a new build house in Handforth with a loan from Virgin Money. The developers would not move on the amount so I negotiated 6k of additionals instead. The house builders rep told me not to tell my lawyer about this deal as it will jeopardize my mortgage with the lender. 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.

My husband and I may need to rent out our Handforth garden flat for a while due to taking a sabbatical. We used a Handforth conveyancing firm in 2003 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

Notwithstanding that your previous Handforth conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or some other party before subletting. The net result is you not allowed to sublet without prior permission. Such consent should not be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I acquired a split level flat in Handforth, conveyancing formalities finalised in 2011. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Handforth with a long lease are worth £170,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2102

With just 78 years remaining on your lease the likely cost is going to be between £7,600 and £8,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

I am purchasing a flat with all finances in place. I have provided lawyer with two separate proof of photographic identification, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are in order and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Handforth conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.