Just been in touch with my conveyancing lawyer in Horncastle who acted for me 18 months ago requesting a conveyancing costs illustration based on an identical type of house sale & purchase (a leasehold premises and a freehold premises) of similar values with a home loan from Bank of Ireland. It looks as though am now being charged double. Should I look for a cheaper internet firm of conveyancing solicitor?

The charges appear a bit high. If you shop around you may be able to shave off some of the cost by perhaps a hundred pounds. On the other hand, providing that you were content with the assistance the firm provided you mightcome to rue choosing an an unknown lawyer. If is important to check the firm can act for Bank of Ireland. Do make use of our search tool to locate a Horncastle conveyancing firm on the Bank of Ireland conveyancing panel, which can often include conveyancing solicitors in Horncastle.

I am buying my first flat in Horncastle with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my lawyer about the deal as it may put at risk my loan 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.

I am a fortnight into a residential purchase having been referred to conveyancers by the estate agent to perform conveyancing in Horncastle. We are not happy. Could you you assist me in finding new solicitors?

They would need to be really poor in order to consider diss instructing them. Has the mortgage been issued? In the event that it has you will need to make them aware of the new conveyancer and get the loan are re-sent. Your new solicitor ideally needs to be on the banks panel to avoid supplemental expenses and complications. That should be your first question of the new conveyancers. The search tool should assist you in finding a lender approved lawyer for your conveyancing in Horncastle

We expect to complete the sale of our £475,000 flat in Horncastle on Thursday in a week. The managing agents has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Horncastle?

Horncastle conveyancing on leasehold apartments more often than not necessitates the purchaser’s conveyancer submitting enquiries for the landlord to address. Although the landlord is not legally bound to address these enquiries the majority will be content to do so. They are entitled to charge a reasonable administration fee for responding to questions 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 situations it exceeds £800. The administration charge levied by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, without which the charge is not strictly payable. In reality one has no choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

I purchased a leasehold flat in Horncastle, conveyancing having been completed in 1997. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Horncastle with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2080

With 56 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as legals.

The figure above 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 may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

Is it the case that all Horncastle property lawyers on every lender conveyancing panel?

You can use our search tool or you can go into your local bank branch in Horncastle. Chances are that they will know some good conveyancing solicitors in Horncastle