It has taken forever and a day but a mortgage agreement from HSBC for the refinancing of my single room garden flat is due by the end of next week. Are you able to suggest a low cost conveyancing solicitor in Lunt?

This site is not designed to aid those in pursuit of cut-price fees for conveyancing solicitors in Lunt. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint organisations enticing you with £99 conveyancing in Lunt. In your best case scenario, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in additional fees and still not end up with the service required.

We previously appointed solicitors with offices in Lunt on the Santander solicitor panel. They have just invoiced me a supplemental amount for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not dictated by Santander but by your Lunt conveyancer. Numerous firms on the Santander panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Lunt building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Lunt conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Clydesdale have agreed my home loan in principle, my bid on a flat in Lunt has been agreed to, now what?

Your property agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Contact Clydesdale or the financial adviser and finalise any outstanding forms. Clydesdale will appoint a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Clydesdale will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lunt.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Lunt is where the house is located. Can you offer any advice?

Flying freeholds in Lunt are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lunt you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lunt may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am a negotiator for a reputable estate agency in Lunt where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Lunt conveyancing solicitors. Can you clarify whether the seller of a flat can start the lease extension process 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. The benefit of this is that the proposed purchaser need not have 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 disposal of the property.

An alternative approach is 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 buyer.

I invested in buying a basement flat in Lunt, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Lunt with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2075

With just 50 years remaining on your lease we estimate the price of your lease extension to be between £31,400 and £36,200 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

At what point do I pay stamp duty chargeable for my Lunt flat purchase?

The solicitor will fill out a Land Transaction Return Form for you as part of your Lunt purchase transaction for signature. After completion your property lawyer will submit your STL application to the Tax Authorities and - assuming they have the funds - pay any tax bill liability for you.