My wife and I are getting closer to an exchange on a house in Shirenewton and my mum and dad have transferred the exchange deposit to my conveyancing practitioner. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The conveyancing practitioner is duty bound to check with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

How does conveyancing in Shirenewton differ for newly converted properties?

Most buyers of new build or newly converted property in Shirenewton come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Shirenewton tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shirenewton or who has acted in the same development.

I was recommended by a number of selling agents in Shirenewton to select a solicitor using your seach tool. What’s the financial upside for Estate Agents to market your site ahead of a competitor’s?

We refuse to give any referral fee for sending work to this site. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

My husband and I are new on the property ladder - had an offer accepted, but the property agent told us that the seller will only move forward if we use the agent's chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Shirenewton

It is improbable the vendors are behind this. If they desire ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Shirenewton conveyancing lawyers - not the ones that will give their negotiator at the agency a commission or hit his conveyancing thresholds set by corporate headquarters.

I am a negotiator for a long established estate agent office in Shirenewton where we have experienced a number of flat sales jeopardised due to short leases. I have been given contradictory information from local Shirenewton conveyancing firms. Could you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Shirenewton Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

You should be aware that where the lease has less than eighty years it will impact the value of the apartment. Check with your mortgage company that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension at some point and it is worth discovering how much this would cost. For most Shirenewtonlease extensions you will need to own the premises for two years in order to be eligible to exercise a lease extension. Plenty Shirenewton leasehold flats will be liable to pay a service bill for maintenance of the building set on behalf of the management company. Where you buy the property you will have to pay this amount, normally quarterly throughout the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent to be met yearly, this is usually not a exorbitant figure, say about £25-£75 but you should to enquire as sometimes it can be prohibitively expensive. On the whole the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Shirenewton ask tenants to contribute towards a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance.