I am acquiring a new build duplex in St Agnes and my conveyancer is advising me that she is duty bound to the bank to reveal incentives from the seller. The Estate Agents are hassling me to exchange and I don't want to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Why is leasehold purchase conveyancing in St Agnes is more expensive?

St Agnes leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

We are planning to move property in October. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in St Agnes. Conveyancing solicitor was chosen prior to coming across your page.

On the day of completion you will need to pick up the house keys from your selling agent however this should only take place after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be handed over. After that you will need to advise the removal company that you are ready to move in. We do not suggest a specific removal organisation but can help you choose a conveyancing in St Agnes or a legal practice that specialises in conveyancing in St Agnes.

We had selected conveyancing lawyers located in St Agnes on the Santander solicitor panel. They have just billed me a separate charge for dealing with the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Santander but by your St Agnes lawyer. Numerous firms on the Santander panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.

How can we know in advance if a St Agnes conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in St Agnes getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.

Is it possible to change conveyancer as I need to instruct one who is on the Britannia conveyancing list. I was using a high street conveyancing solicitor in St Agnes five minutes from me but the firm is not accepted by Britannia

It would be our pleasure to assist you select a conveyancing solicitor in St Agnes on the Britannia panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in St Agnes. In making use of search facility on this site, you can compare charges for conveyancing solicitors in St Agnes and throughout England and Wales.

What makes a St Agnes lease problematic?

Leasehold conveyancing in St Agnes is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are not included. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Barnsley Building Society, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.

I bought a 2 bed flat in St Agnes, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in St Agnes with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2093

With just 69 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.