I am obtaining a mortgage offer from Halifax. I intend to retain the legal services of a Licensed Conveyancer in Nettleham. Does the Halifax Solicitor panel include Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

When does exchange of contracts take place for residential conveyancing in Nettleham and am I required to attend the lawyers branch?

Where you are local to one of the conveyancing solicitors in Nettleham you are invited in to sign contracts. That being said, the law practices we work with provide countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you digitally. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Nettleham)to be in the office at the appropriate time.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a Nettleham based conveyancing firm?

You should check but the the probability is that allocate you one of their panel solicitors should you accept the "fee-free" deal. Contact the mortgage company to explore if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Nettleham.

How does conveyancing in Nettleham differ for new build properties?

Most buyers of new build property in Nettleham approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Nettleham tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Nettleham or who has acted in the same development.

Do you have any top tips for leasehold conveyancing in Nettleham from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Nettleham can be avoided where you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ representatives.
If you are supposed to have a share in the freehold, you should make sure that you hold the original share certificate. Obtaining a new share certificate is often a time consuming formality and slows down many a Nettleham conveyancing transaction. If a new share is necessary, you should approach the company officers or managing agents (if applicable) for this as soon as possible. A minority of Nettleham leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (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. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Nettleham leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord approving such works. Should you dont have the paperwork in place you should not communicate with the landlord without contacting your lawyer in the first instance.

I own a ground floor flat in Nettleham, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Nettleham with over 90 years remaining are worth £176,000. The ground rent is £50 yearly. The lease finishes on 21st October 2106

With just 80 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.