The Oundle conveyancing firm handling our Oundle conveyancing has spotted a difference between the assumptions in the home valuation survey and what is in the conveyancing documents. My lawyer has advised that he is obliged to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Oundle so that I can pop in to their offices if necessary.

As opposed to 15 years ago, most banks no longer require their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to provide identification documents and there are still distinct benefits to instructing a local practitioner, in your case a conveyancing solicitor in Oundle.

The estate agent has sent us the confirmation of our purchase of a new build flat in Oundle. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Oundle

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

What advice can you give us when it comes to appointing a Oundle conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Oundle conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Oundle conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

How many lease extensions have they completed in Oundle in the last year? How familiar is the firm with lease extension legislation?

I inherited a 1 bedroom flat in Oundle, conveyancing having been completed May 2000. How much will my lease extension cost? Similar flats in Oundle with an extended lease are worth £201,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2090

With 64 years remaining on your lease we estimate the price of your lease extension to be between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

Our solicitor in Oundle has identified a a problem with the lease for the apartment we are buying in Oundle. The other side have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.