Unfortunately I am unable to travel far from Shrewton. Can you please spell out why all Shrewton conveyancing practitioners are not on all lender panels?

Pre- 2008 most banks had an approach to risk which differs from the current day. The FSA in 2010 instigated a thematic review into property fraud which concluded: know the conveyancers on your panel. Consequently, lenders have since soughtmore data from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of firms have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the mortgage companies required.

I am purchasing a new build house in Shrewton with a loan from Clydesdale. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my lawyer about the side-deal as it would adversely affect my mortgage with the lender. Is this normal?.

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.

Is it simple use the search tool to locate a conveyancing practitioner in Shrewton on the panel for my lender?

First choose a lender such as Santander, The Mortgage Works or Platform Home Loans Ltd then type in your preferred area e.g. Shrewton. Conveyancing organisations in Shrewton and nationally should be listed.

I am on look out for some leasehold conveyancing in Shrewton. Before I set the wheels in motion I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Shrewton - 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 Shrewton, conveyancing having been completed September 2004. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Shrewton with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2079

With only 55 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

The estate agent has suggested using their conveyancer for the conveyancing in Shrewton - Is it not simpler better to just use them?

This is not necessarily the case and you are at liberty to instruct whichever solicitor you decide for your Shrewton home move. The conveyancer suggested by an estate agent may not always be the right conveyancing practitioner, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.