My wife and I are acquiring a newly built duplex in Langham and my conveyancer is informing me that she has to the lender to reveal incentives from the builder. The Estate Agents are hassling me to sign contracts and my preference is not to prolong the conveyancing. Is my lawyer right?

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

I am thinking of mortgaging my apartment in Langham, does my lawyer need to be on the Bank of Ireland Solicitor panel?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

My company is hoping to lease a unit on the high street. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Langham for less than £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Langham, including the sale and purchase of businesses as well as simply property. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the costs this will depend on the structure and nuances of the deal. Please provide us with your details or call so as to enable us to furnish you with a detailed commercial conveyancing quote.

I am a negotiator for a long established estate agent office in Langham where we have witnessed a few leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local Langham conveyancing firms. Can you shed some light as to whether the owner of a flat can start the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer 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 has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible 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 am the registered owner of a split level flat in Langham, conveyancing having been completed half a dozen years ago. 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? Corresponding flats in Langham with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2081

You have 57 years left to run we estimate the premium for your lease extension to be between £26,600 and £30,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

How much experience do your Langham conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Langham conveyancing lawyers help thousands of buyers move home every year and assisted lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Langham conveyancers have worked on recent similar cases.