I am buying a brand new duplex in Kempsey and my lawyer is informing me that she is duty bound to the bank to disclose incentives from the developer. I am on a tight deadline to sign contracts and my preference is not to delay matters. Is my lawyer right?

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

What is the difference between a licensed conveyancer and conveyancing solicitor in Kempsey

There are many recorded licenced Conveyancers in Kempsey and Solicitor practices in Kempsey offering conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Kempsey. Do I collect the keys to the property on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Kempsey?

On the day of completion you will not be required to go to the conveyancers office in Kempsey. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be called to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

Last month we had a mortgage agreed in principle with Bank of Ireland. Kempsey conveyancing practitioners are instructed. How long does it take for Bank of Ireland to issue the offer to the conveyancer?

There is no definitive answer here. Have Bank of Ireland conducted the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have justbeen informed that Stirling Law have closed. They conducted my conveyancing in Kempsey for a purchase of a freehold house 10 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kempsey conveyancing specialists.

Due to sign contracts shortly on a studio apartment in Kempsey. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Kempsey should include some of the following:

Does the lease require carpeting throughout thus preventing wood flooring? Who has the liability for repairing the window frames Rent payments - how much and when you need to pay, and also know whether this is subject to change Are you allowed to have a pet in the flat? An explanation as to the provision in the lease to pay service charges - in relation to the building, and the more general rights a tenant enjoys

I bought a 2 bed flat in Kempsey, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding properties in Kempsey with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2093

With only 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

I own a leasehold flat in Kempsey. Conveyancing was completed in 2009. I have been told that I mustn’t let the lease length get too low. Is this correct?

Kempsey residential long term leases are for a prescribed period - often 99 years when they are first granted. However a significant appartments in Kempsey were constructed or converted 30 or more years ago and so such leases now have less than eighty years unexpired. That may seem like a long time however Banks, Building Societies and other mortgage institutions on the whole require leases to have a minimum of seventy five years left to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are approaching 75 years. To increase the marketability of your property you should be thinking about whether or not to extend your lease long before you come to sell it. Furthermore strong financial reasons to doing so before the lease reaches even eighty years as when the lease falls below 80 years the premium you have to pay to extend starts to get a lot more expensive.