Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Pangbourne. Do I receive the keys to the house on completion from my solicitor? If so, I will find a local conveyancing solicitor in Pangbourne?

On the day of completion you do not need to go to the conveyancers office in Pangbourne. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

Please help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Pangbourne?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

I have paid off my mortgage with Principality. I assume I don't need a Pangbourne lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I'm buying my first flat in Pangbourne with a mortgage from Aldermore. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my solicitor about this extras as it would jeopardize my loan with Aldermore. Is this normal?.

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 ground for flat up to £305k and identified one near me in Pangbourne I like with open areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Pangbourne for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign 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.

I’m about to sell my garden flat in Pangbourne. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 2 bed flat in Pangbourne, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Pangbourne with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2090

With just 66 years remaining on your lease we estimate the price of your lease extension to be between £12,400 and £14,200 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

My conveyancing in Pangbourne is set to complete on Friday, but the owners I am buying from wishes to move out the next day at afternoon. Should I agree to this?

If you require a bank loan then your lawyer will demand that the premises arevacant on Friday - the lender will compel it.