A loan offer from HSBC for the remortgage of my single bedroom maisonette is due by the end of next week. Are you able to put forward a cheap conveyancing lawyer in St Luke's?

You have come to the wrong site to search for cut-price fees for conveyancing in St Luke's. We can offer you affordable conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing organisations offering ninety nine pound conveyancing in St Luke's. At best, in deciding on low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for extras and still not end up with the service expected.

I own a freehold house in St Luke's yet charged rent, why is this and what is this?

It is rare for properties in St Luke's and has limited impact for conveyancing in St Luke's but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

Will our lawyer be making enquiries regarding flooding during the conveyancing in St Luke's.

Flooding is a growing risk for solicitors specialising in conveyancing in St Luke's. There are those who purchase a property in St Luke's, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in St Luke's. The conventional set of information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover whether the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser may commence a legal claim for losses resulting from an incorrect reply. A purchaser’s lawyers may also conduct an environmental report. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.

I'm buying a new build house in St Luke's with a loan from Lloyds TSB Bank. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about the extras as it could jeopardize my mortgage with the lender. 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.

We are hoping to buy a repossessed property in St Luke's and the bank selling demand completion within a week. Do conveyancers meet that timeframe? Am I best advised to select a local St Luke's firm or an online company that professes to offer speedy conveyancing?

Visit your St Luke's high street. Go in to a couple of firms and request to talk to a conveyancing solicitor for an estimate. Discuss your requirements and seek a commitment on time frames. Appoint the firm that comes across as most trustworthy. You need to choose a conveyancing practitioner on the panel of conveyancers approved by your bank.