I had a mortgage agreed in principle with . Stapleton conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from ?

Some lenders take longer than others. Have done the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

After weeks of negotiation I have agreed a price on a house in Stapleton. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A few days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Stapleton solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stapleton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm purchasing my first flat in Stapleton benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The property agent told me not reveal to my solicitor about this side-deal as it will adversely affect my mortgage with . Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Stapleton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Stapleton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stapleton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stapleton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I want to sublet my leasehold flat in Stapleton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Your lease governs the relationship between the landlord and you the leaseholder; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Stapleton do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I invested in buying a 2 bed flat in Stapleton, conveyancing was carried out 3 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? Similar properties in Stapleton with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 50

With 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

My wife and I are disposing of a Stapleton ground floor flat we inherited six years ago in 2010. I have over a decades worth of conveyancing experience and, although retired, intend to do my own conveyancing. The purchaser's has informed me that their Lenders will not allow to do our own conveyancing insisting the funds to be transferred to a solicitor's bank account.

Lending instructions to from all CML members state that If the seller is not legally represented the buyer’s lawyers should check whether the mortgage company needs to be notified so that a decision can be reached as to whether or not they are willing to move forward.