Our family solicitor has given a fee calculation of £1150 for no completion no fee conveyancing in Harwich. I am looking to sell a purpose built house for £125,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Harwich?

The charges are a little high. Where you are willing to spend time scrutinising quotes you may be able to get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, you couldlive to regret choosing an an untested solicitor. Remember to be sure that the firm can represent your mortgage company. Do employ our search tool to get a quote a Harwich conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Harwich.

My uncle passed away six months ago and as sole heir and executor I was left the house in Harwich. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?

Where you intend to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.

I am buying my first flat in Harwich with a loan from Norwich and Peterborough Building Society. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The property agent advised me not to tell my lawyer about the extras as it could impact my mortgage with the lender. Should I keep quiet?.

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 decided to have a survey carried out on a house in Harwich ahead of appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks tend not issue a mortgage on such a premises.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harwich to see if the conveyancing costs will increase in light of this.

I am a negotiator for a reputable estate agent office in Harwich where we have witnessed a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Harwich conveyancing solicitors. Could you confirm whether the owner of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a split level flat in Harwich, conveyancing formalities finalised in 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Harwich with a long lease are worth £191,000. The ground rent is £55 yearly. The lease expires on 21st October 2079

With only 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 plus legals.

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 in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.