I have justdiscovered that Stirling Law have closed. They carried out my conveyancing in Shenley Brook End for a purchase of a freehold house 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shenley Brook End conveyancing specialists.

I'm buying a new build house in Shenley Brook End with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my conveyancer about this extras as it will affect my mortgage with the bank. 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.

Is it possible to switch solicitor as I have to choose one who is on the Lloyds TSB Bank conveyancing list. I was using a high street conveyancing solicitor in Shenley Brook End five minutes from me but she is not accepted by Lloyds TSB Bank

We will our best to assist in finding you a conveyancing solicitor in Shenley Brook End on the Lloyds TSB Bank panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Shenley Brook End. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Shenley Brook End.

I need to instruct a conveyancing solicitor for purchase conveyancing in Shenley Brook End. I happened to chance upon a site which looks to be the ideal offering If it is possible to get all formalities done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?

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've recently bought a leasehold flat in Shenley Brook End. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a split level flat in Shenley Brook End, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Shenley Brook End with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease runs out on 21st October 2086

With 61 years remaining on your lease we estimate the premium for your lease extension to be between £18,100 and £20,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.