What can a local search inform me concerning the property we're purchasing in Stockton Heath?

Stockton Heath conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search plays an important role in most Stockton Heath conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I'm purchasing a new build house in Stockton Heath benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The estate agent told me not inform my lawyer about the side-deal as it may affect my mortgage with the lender. 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.

Taking into account that I will soon spend 450k on a garden flat in Stockton Heath I wish to talk to a solicitor regarding thehouse move ahead of giving the go ahead to the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your conveyancing in Stockton Heath.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Stockton Heath should be the amount on the final invoice that you are charged.

I am looking for a conveyancing practitioner in Stockton Heath for my home move. Is it possible to review a firm’s record with the profession’s regulator?

One can review presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training purposes.

I work for a reputable estate agent office in Stockton Heath where we have witnessed a few flat sales put at risk due to leases having less than 80 years remaining. I have received inconsistent advice from local Stockton Heath conveyancing firms. Please can you clarify whether the owner of a flat can start the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. 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 purchaser.

I purchased a garden flat in Stockton Heath, conveyancing formalities finalised January 2011. Can you work out an approximate cost of a lease extension? Equivalent properties in Stockton Heath with an extended lease are worth £202,000. The ground rent is £60 yearly. The lease finishes on 21st October 2082

With just 57 years left to run the likely cost is going to span between £28,500 and £33,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.