Can I be sure that the Maidenbower conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Maidenbower getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.

We have agreed to purchase a house in Maidenbower. An unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not limited to Maidenbower.

My fiancee and I are in the throws of viewing flats in Maidenbower and I am now considering a potential offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Santander.

It would be wise to commence 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 pass their details on to the EA. As you are seeking a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

I'm purchasing my first flat in Maidenbower with a mortgage from TSB. The sellers would not reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this side-deal as it will impact my loan with the lender. 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 opted to have a survey completed on a property in Maidenbower in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will not grant a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Maidenbower. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Maidenbower to see if the conveyancing costs will increase in light of this.

Can you provide any advice for leasehold conveyancing in Maidenbower from the perspective of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Maidenbower can be bypassed if you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors.
A minority of Maidenbower leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you hold a share in a the freehold, you should make sure that you hold the original share document. Obtaining a new share certificate is often a lengthy formality and slows down many a Maidenbower conveyancing deal. If a duplicate share certificate is required, you should approach the company officers or managing agents (if relevant) for this as soon as possible. The majority of freeholders or managing agents in Maidenbower levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Maidenbower.

I invested in buying a garden flat in Maidenbower, conveyancing having been completed January 2008. 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 properties in Maidenbower with a long lease are worth £181,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2075

You have 50 years unexpired we estimate the price of your lease extension to span between £32,300 and £37,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply 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 issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

Been on the hunt for a lawyer for freehold sale conveyancing in Maidenbower. We are selling, simple no mortgage to redeem, no rush, currently vacant. Received an estimate from a conveyancer for £800 excluding VAT which is a tad steep considering its so straightforward. Can I pay less for conveyancing in Maidenbower?

As it’s a sale only, £450 + VAT should be about the best for sale conveyancing in Maidenbower.