We were about to instruct a conveyancing solicitor in Middleton listed using your search tool but have come across some other fee calculations on the internet appear less pricey – why is this?

There are numerous solicitors offering at first sight what seems to be cut price. We would urge you to give due consideration as to how important this transaction is to you that want to be penny wise pound foolish with regard to the quality of the conveyancing. Some embed fees deep into the terms of business. The law firms that we put forward for conveyancing in Middleton neverdo this.

I'm buying my first flat in Middleton with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this extras as it would jeopardize my loan 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.

I have been on the look out for a flat up to £235,500 and identified one near me in Middleton I like with open areas and transport links nearby, however it's only got 49 years on the lease. There is not much else in Middleton for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

We expect to complete the sale of our £275,000 maisonette in Middleton in just under a week. The management company has quoted £360 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Middleton?

Middleton conveyancing on leasehold apartments usually necessitates the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is not legally bound to answer such questions most will be content to do so. They are entitled to invoice a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge levied by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the invoice is technically not due. Reality however dictates that you have little choice but to pay whatever is demanded if you want to complete the sale of your home.

I acquired a 2 bed flat in Middleton, conveyancing having been completed 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Middleton with a long lease are worth £211,000. The ground rent is £50 yearly. The lease ceases on 21st October 2093

With 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

My wife and I have appointed a Middleton conveyancing solicitor for our home move (first time buyers) and have picked up in the Ts and Cs that they are not governed by the Financial Conduct Authority. Need I be concerned or is that usually the case with solicitor?

We can't see why they should be. Most lawyer don't lend money. They should be governed by the SRA, who dictate stringent conditions regulating monies deposited in their bank.