I am expecting a mortgage offer from Santander. My intention is to enlist the help of a Licensed Conveyancer in Oldland. Does the Santander Conveyancing panel include Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

I'm purchasing a new build house in Oldland with a loan from Aldermore. The developers refused to budge the amount so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my lawyer about the side-deal as it would impact my loan with Aldermore. Do I keep my lawyer in the dark?.

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 am looking for a leasehold apartment up to £195,000 and identified one near me in Oldland I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. There is not much else in Oldland suitable, so just wondered if I would be making a grave error purchasing a short lease?

If you require a mortgage that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I need to find a conveyancing solicitor for sale conveyancing in Oldland. I've stumble across a web site which looks to be the perfect answer If there is a chance to get all the legals done via web that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am in need of some leasehold conveyancing in Oldland. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and almost all are in Oldland - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 1st floor flat in Oldland, conveyancing having been completed in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Oldland with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2083

You have 62 years remaining on your lease we estimate the price of your lease extension to span between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.