Is there a search tool that I can utilise to investigate if the solicitor conducting my conveyancing in Waolstenholme is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus spending £192.00 in another set of conveyancing invoice.

Feel free to make the most of the search tool on this web page. Please choose the lender and type ‘Waolstenholme’ or your location and you will discover a number of lawyer based in Waolstenholme or nearest you.

I am purchasing a new build house in Waolstenholme benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my conveyancer about this extras as it could impact my loan 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.

Is it possible to switch conveyancer as I need to appoint one who is on the Barclays Direct conveyancing panel. I instructed a family conveyancing solicitor in Waolstenholme round the corner but he is not accepted by Barclays Direct

It would be our pleasure to help you select a conveyancing solicitor in Waolstenholme on the Barclays Direct panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Waolstenholme. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Waolstenholme.

My husband and I are first time buyers - had an offer accepted, yet the selling agent informed us that the vendor will only move forward if we use their recommended lawyers as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Waolstenholme

We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Waolstenholme conveyancing firm - rather thanthe ones that will give the negotiator at the agency a referral fee or meet his conveyancing targets pre-set by head office.

What advice can you give us when it comes to appointing a Waolstenholme conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Waolstenholme conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Waolstenholme conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

Can they put you in touch with clients in Waolstenholme who can give a testimonial? How experienced is the practice with lease extension legislation?

I bought a 1st floor flat in Waolstenholme, conveyancing was carried out in 2012. How much will my lease extension cost? Similar flats in Waolstenholme with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2075

You have 50 years unexpired we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.