Please could you suggest a HSBC Bank approved Victoria Park conveyancing firm who can have us moved in within 10 days? Would it be better to use a local Victoria Park conveyancer or a web based firm?

We would be happy to suggest some excellent Victoria Park conveyancing firms. Another option is to visit the high street in Victoria Park. Go in to a couple of firms and request to see a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for an assurance on speed. Select the one that you are most comfortable with.

Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a two bedroom flat in Victoria Park. Do I pick up the keys to the house on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Victoria Park?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

is it true that all Victoria Park solicitor firms on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

At last I have had an offer on a maisonette in Victoria Park agreed to, the vendors do nevertheless have a connected purchase. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Victoria Park. What do I do now? At what point do I apply for the mortgage with Nationwide?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Victoria Park conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the Nationwide conveyancing panel. Concerning the subsequent stages this very much depends on the circumstances of your case, attraction to the property and on the state of the market. In a rising market some purchasers would apply for the mortgage with Nationwide and arrange for the valuation and only if it was satisfactory would they request their solicitor to move forward with the conveyancing in Victoria Park.

I'm purchasing a new build house in Victoria Park benefiting from help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about the extras as it would put at risk my mortgage with Leeds Building Society. 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.

Am I better off to appoint a Victoria Park conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can conduct the legal work however they are based a couple of hundredmiles away.

The benefit of a local Victoria Park conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were content that must surpass using an unknown Victoria Park conveyancing lawyer solely due to them being round the corner.

My husband and I may need to rent out our Victoria Park basement flat for a while due to taking a sabbatical. We used a Victoria Park conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Victoria Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a split level flat in Victoria Park, conveyancing having been completed 7 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 Victoria Park with an extended lease are worth £201,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2089

With just 64 years remaining on your lease the likely cost is going to range between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously 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.