IfI was to acquire a freehold housein Ravensthorpe for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Ravensthorpe?

The sole saving you would achieve is the Ravensthorpe conveyancing searches. A solicitor still be obliged to do everything else - money laundering, communicating with the vendors solicitor, stamp duty submission, register the title etc. You might save a bit for them not needing to register a charge however it will not be a lot.

Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a garden flat in Ravensthorpe. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Ravensthorpe?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you will be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I am buying a end of terrace house in Ravensthorpe. We would like to an extension at the rear at the property.Will legal work on the property include enquiries to ascertain if these alterations are allowed?

Your conveyancer will check the registered title as conveyancing in Ravensthorpe will sometimes identify restrictions in the title documents which prevent categories of alterations or need the consent of a 3rd party. Many additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Completion of my purchase has taken place for my property in Ravensthorpe. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am buying my first flat in Ravensthorpe with a mortgage from The Mortgage Works. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my conveyancer about the extras as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 flat up to £195,000 and identified one round the corner in Ravensthorpe I like with open areas and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Ravensthorpe for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

I am in need of some leasehold conveyancing in Ravensthorpe. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and almost all are in Ravensthorpe - then the leasehold title will always include the basic details 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 invested in buying a 1 bedroom flat in Ravensthorpe, conveyancing having been completed May 2006. Can you work out an approximate cost of a lease extension? Comparable properties in Ravensthorpe with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2099

With just 73 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.