I require conveyancing for an apartment in a relatively new development (five years old) in Maxton. Almost all the appartments are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Maxton?

If you are purchasing a property with the assistance of a mortgage, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Maxton conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Maxton.

My wife and I purchasing a victorian detached house in Maxton. We would like to an extension at the rear at the property.Will the conveyancing process include investigations to determine if these works were previously refused?

Your solicitor will check the deeds as conveyancing in Maxton will sometimes identify restrictions in the title deeds which prevent certain changes or necessitated the permission of a 3rd party. Many additions need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

Two weeks ago we had a mortgage agreed in principle with Co-operative. Maxton conveyancing practitioners were chosen. How long does it take for Co-operative to issue the offer to the solicitor?

Some lenders take longer than others. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have finally had an offer on a maisonette in Maxton accepted, the sellers do nevertheless have a connected purchase. The vendors have offered on a property, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Maxton. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Maxton conveyancing search charges, etc). First, you should check that your lawyer is on the Kent Reliance conveyancing panel. As to the subsequent steps this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. In a rising market many purchasers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their lawyer to proceed with the conveyancing in Maxton.

I have recentlybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Maxton for a purchase of a leasehold flat 10 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The easiest way 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 Maxton conveyancing specialists.

I'm purchasing a new build house in Maxton with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about this extras as it may jeopardize my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

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.

Can you provide any top tips for leasehold conveyancing in Maxton with the intention of expediting the sale process?

• Much of the delay in leasehold conveyancing in Maxton can be reduced if you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ conveyancers.
If you hold a share in a the freehold, you should ensure that you are holding the original share certificate. Arranging a re-issued share certificate can be a time consuming formality and delays many a Maxton conveyancing deal. If a new share is required, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible. A minority of Maxton leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying 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 service charge figures so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Maxton leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such alterations. Where you fail to have the paperwork to hand you should not contact the landlord without checking with your solicitor before hand.

Leasehold Conveyancing in Maxton - Examples of Queries Prior to Purchasing

Are any of leasehold owners in dispute over their service charge payments? It is important to be aware whether window replacement or some other major work is anticipated to be shared by the tenants and may well dramatically increase the the service fees or result in a specific payment. Does the lease include onerous restrictions?