I am considering applying for a Santander mortgage for purchase of a new build (under development) in Onslow Village with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?

In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Onslow Village?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Onslow Village. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I have been on the look out for a leasehold apartment up to £305k and found one near me in Onslow Village I like with amenity areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Onslow Village suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

My husband and I are first time buyers - agreed a price, yet the selling agent informed us that the vendor will only issue a contract if we appoint the agent's preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer who is accustomed to conveyancing in Onslow Village

We suspect that the owner is not behind this requirement. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Onslow Village conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing thresholds demanded by head office.

Completion is due on the disposal of our £150,000 apartment in Onslow Village in six days. The managing agents has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Onslow Village?

Onslow Village conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be willing to assist. They are at liberty to invoice a reasonable charge for responding to questions 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 situations it is above £800. The administration charge invoiced by the landlord must be sent together with a synopsis of rights and obligations in relation to administration charges, without which the charge is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to sell the property.

Onslow Village Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

How many of the leaseholders are in arrears for their service charge payments? You should be aware if it is no more than 80 years it will affect the value of the flat. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth discovering what this will be. Remember, in most cases you would be required to have owned the property for a couple of years before you are legally able to extend the lease. It would be prudent to find out as much as possible regarding the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the common parts. Ask prospective neighbours what they think of their management. Finally, find out the dates that the service charges are due to the relevant party and specifically what it includes.