I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Middleton St George. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 20/7/2024, the requirements read as follows :

I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Middleton St George for a purchase of a freehold house 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest way to see if the premises 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 Middleton St George conveyancing specialists.

I'm purchasing a new build house in Middleton St George with a loan from Santander. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my lawyer about this extras as it could put at risk 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 carried out on a property in Middleton St George before retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to give a mortgage on this type of premises.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Middleton St George. Conveyancing may be slightly more expensive based on your lender's requirements.

I am a negotiator for a busy estate agency in Middleton St George where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Middleton St George conveyancing firms. Please can you confirm whether the owner of a flat can start the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I am the registered owner of a leasehold flat in Middleton St George, conveyancing was carried out in 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Middleton St George with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2077

You have 53 years unexpired the likely cost is going to span between £27,600 and £31,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.