Are you able to suggest a TSB sanctioned Melbourne conveyancing solicitor that can complete within less than a month? Would it be better to use a high street Melbourne conveyancer or an online firm?

We would be happy to suggest some excellent Melbourne conveyancing firms. You can also walk up the high street in Melbourne. Go in to some well established law practices and request to see a conveyancing solicitor for a fee estimate. Mention your deadline together with the reasons and get an assurance on your deadline. Choose the one that you are most comfortable with.

We're in Melbourne, First time buyers purchasing with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have been told that property searches are a common reason for hinderance in Melbourne conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Melbourne.

I'm purchasing my first flat in Melbourne with a loan from Virgin Money. The developers would not move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my lawyer about the side-deal as it will impact my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Melbourne I like with a park and transport links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Melbourne in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.