We had appointed conveyancing lawyers based in Binfield on the Lloyds solicitor panel. They have just billed me a supplemental fee for dealing with the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to charge a fee for this. This fee is not dictated by Lloyds but by your Binfield property lawyer. Plenty of firms on the Lloyds panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.

I had a mortgage agreed in principle with Yorkshire BS. Binfield conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?

Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Binfield. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

Given that your lender is Principality your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease does not meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Binfield.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Binfield?

Its becoming the norm that commercial conveyancing solicitors in Binfield will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Binfield. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Binfield.

For every commercial conveyancing transaction in Binfield it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Binfield commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Binfield.

I purchased a renovated Georgian house in Binfield. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Platform Home Loans Ltd to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Binfield and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who completed the work.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Binfield I like with open areas and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Binfield suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

What makes your site different to alternative online quote calculators for conveyancing in Binfield?

At this site obtain a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Binfield. As opposed to estate agents and many comparison sites we do not charge firms a fee if you appoint them for your home move in Binfield