I instructed a high street lawyer for our conveyancing in Sunningdale last week. Looking through the terms of engagement it is apparent thatI am responsible for fees even if the sale aborts. Should I go with them or use a web based solicitor practice promoting no completion no cost conveyancing in Sunningdale?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to neutralise those cases that fail to complete. Please beware that such promotions tend not to cover expenses by way of example Sunningdale conveyancing search costs.

Our grandson is buying a new build apartment in Sunningdale with a home loan from Yorkshire BS. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am buying a new build house in Sunningdale benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my solicitor about this extras as it could adversely affect my mortgage with the lender. Should I keep quiet?.

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.

What makes a Sunningdale lease unacceptable for security purposes?

Leasehold conveyancing in Sunningdale is not unique. All leases are unique and drafting errors can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Leeds Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.

I invested in buying a leasehold flat in Sunningdale, conveyancing having been completed April 1996. 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? Comparable flats in Sunningdale with an extended lease are worth £201,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2091

You have 65 years unexpired the likely cost is going to be between £13,300 and £15,400 as well as 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 provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

I've found a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Sunningdale. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Sunningdale ?

The majority of houses in Sunningdale are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can help the conveyancing process. We note that you are purchasing in Sunningdale so you should seriously consider looking for a Sunningdale conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.