Would the conveyancing lawyers listed on your site perform conveyancing in Leamouth by way of an attended exchange?

We do have a number of conveyancing experts carrying out personalised exchanges. Do e-mail us to secure a fee calculation and details as to availability.

Are all Leamouth Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved firms?

It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

We expect to receive a DIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Leamouth solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Leamouth solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I'm in the process of viewing flats in Leamouth and I am about to put in an offer. Is it wise to have my solicitor on ‘stand by’? I am planning to take a home loan with Virgin Money.

It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.

I'm purchasing my first flat in Leamouth with a mortgage from Birmingham Midshires. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my lawyer about the extras as it could impact my mortgage with Birmingham Midshires. Should I keep quiet?.

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 have been recommended by two or three local selling agents in Leamouth to get a quote from a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your lawyers over and above a competitor’s?

We refuse to offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

What advice can you give us when it comes to choosing a Leamouth conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Leamouth conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Leamouth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

What volume of lease extensions has the firm completed in Leamouth in the last year?

We have reached the end of our tether in trying to reach an agreement for a lease extension in Leamouth. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We can put you in touch with a Leamouth conveyancing firm who can help.

An example of a Lease Extension decision for a Leamouth flat is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The unexpired term as at the valuation date was 69.77 years.