How do I find the right solicitor to give a first class service for our conveyancing in Waltham?

Option 1 is to ask the people you trust whom they would seek assistance from.

Second, use a search tool on the web for conveyancing in Waltham. Pick up the phone to two or three from the list and invite them to send you their conveyancing quote and discuss your needs with the solicitor who will handle the legal process in advance ofmaking your decision.

Option 3 is to use this site to help you find the right solicitors taking into account your unique requirements including the type of property,timings, complexity and who the proposed mortgage company is. Do not be teased by £100 conveyancing in Waltham

I am buying my first flat in Waltham with the aid of help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the deal as it will impact my mortgage with the bank. 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.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Waltham is where the house is located. Can you offer any opinion?

Flying freeholds in Waltham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waltham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham 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 property.

My brother has recommend that I instruct his lawyers for conveyancing in Waltham. Do I take his advice?

There are no two ways about it the best way to choose a conveyancing practitioner is to seek referrals from friends or family who have actually used the conveyancer you're are thinking of instructing.

I work for a reputable estate agent office in Waltham where we see a number of leasehold sales put at risk as a result of short leases. I have been given contradictory information from local Waltham conveyancing solicitors. Please can you clarify whether the seller of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has owned the lease 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 can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

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 buyer.

I purchased a 1st floor flat in Waltham, conveyancing formalities finalised in 2010. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Waltham with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2079

With 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.