My partner and I are acquiring a brand new duplex in Higher Kinnerton and my conveyancer is telling me that she is duty bound to the mortgage company to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and I have no desire to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

It is is a decade since I bought my property in Higher Kinnerton. Conveyancing solicitors have recently been appointed on the sale but I can't find the title deeds. Will this cause complications?

Don’t worry too much. First there is a possibility that the deeds will be with your lender or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Higher Kinnerton involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

I'm remortgaging my existing house to a BTL mortgage with Godiva Mortgages Ltd and I will use the rest of the raised equity towards further property. The neighborhood we are looking at is Higher Kinnerton. Will your lawyers be able to act for the two banks and link together the two deals?

Do use our search tool on this site to be sure that the lawyers are approved by both lenders. Having checked that they are your conveyancer will be able to connect the two transactions but you should talk with you lawyer and make apparent your expectations and requirements.

Completion is due on our sale of a £450,000 garden flat in Higher Kinnerton on Tuesday in a week. The landlords agents has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Higher Kinnerton?

Higher Kinnerton conveyancing on leasehold maisonettes normally requires the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be willing to assist. They are at liberty to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, without which the invoice is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded if you want to sell the property.

Leasehold Conveyancing in Higher Kinnerton - A selection of Questions you should ask Prior to buying

It is important to be aware if redecorating or some other significant cost is anticipated to be shared between the leaseholders and will materially impact the level of the service charges or require a specific invoice. It would be sensible to find out as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to practical matters like the cleanliness of the communal areas. You should not be shy to ask other people if they are happy with their service. Finally, investigate as to the dates that the maintenance charges are due to the managing agents and precisely how they are spending that money.

My partner and I are buying a studio flat in Higher Kinnerton. When we first instructed conveyancing practitioner, they told us that they were on all major UK bank panels. The financial adviser emailed just now to say that they don't appear to be on the Lloyds approved list. Were it to be true, what should we do? Do we simply find a different conveyancing practitioner that is on their panel or do we pay for dual representation, with Lloyds appointing their own preferred solicitor.

Where you are buying a property needing a mortgage it is standard for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to fulfill. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Lloyds to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Lloyds's conveyancing panel as you are at liberty to use your preferred Higher Kinnerton lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.