How up to date is your search tool for Melksham conveyancing solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?

Melksham conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

I'm buying my first flat in Melksham with a mortgage from Lloyds TSB Bank. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about the side-deal as it will affect my mortgage with the bank. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Melksham is where the house is located. What do you suggest?

Flying freeholds in Melksham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Melksham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melksham 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 residence.

We're new on the property ladder - had an offer accepted, yet the selling agent told us that the owners will only go ahead if we instruct their recommended solicitors as they need a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Melksham

We suspect that the owner is not behind this demand. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your preferred Melksham conveyancing lawyers - as opposed tothose that will earn the estate agent a kickback or meet his conveyancing figures set by corporate headquarters.

My wife and I purchased a leasehold flat in Melksham. Conveyancing and Barnsley Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Melksham who acted for me is not around. Any advice?

First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Melksham conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a basement flat in Melksham, conveyancing formalities finalised 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Melksham with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2068

With just 50 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.