I plan on buying property in Yateley. My Conveyancer is not on the mortgage company solicitor panel. Can I still use my Yateley conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?

One must appoint a solicitor to deal with the legal work required when you need a mortgage to purchase your property. They will carry out all the essential legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in place. You can select a Yateley solicitor of your choosing. However, where the conveyancer appointed is not on the mortgage company approved list further fees will be incurred as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so provided your solicitor has not in the past sought membership they should take the chance to apply.

My grandfather passed away six months ago and as sole heir and executor I was left the house in Yateley. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.

I'm purchasing a new build house in Yateley benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The sale representative advised me not reveal to my lawyer about this extras as it may adversely affect my loan 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.

I am looking for a ground for flat up to £235,500 and found one round the corner in Yateley I like with amenity areas and station nearby, however it only has 61 years unexpired on the lease. There is not much else in Yateley for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

Do you have any advice for leasehold conveyancing in Yateley with the aim of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Yateley can be bypassed where you instruct lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ lawyers.
If there is a history of conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unresolved. If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you installed wooden flooring? Yateley leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Should you dont have the paperwork in place you should not communicate with the landlord without contacting your conveyancer before hand. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Obtaining a new share certificate is often a time consuming process and slows down many a Yateley conveyancing deal. Where a duplicate share certificate is required, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

I bought a 2 bed flat in Yateley, conveyancing formalities finalised in 2012. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Yateley with a long lease are worth £260,000. The ground rent is £45 per annum. The lease ceases on 21st October 2099

With just 74 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.