We are aiming to move property in January. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Bures. Conveyancing solicitor was found prior to coming across your website.

On the afternoon of completion you can pick up the keys from the property agent but this should only happen after the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you choose a residential property solicitor in Bures or a solicitor that specialises in conveyancing in Bures.

We are getting the release of further monies on our home loan from Leeds Building Society as we wish to conduct renovations to our house in Bures. Are we obliged to appoint a local Bures solicitor on the Leeds Building Society conveyancing panel to deal with the legals?

Leeds Building Society don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.

I have finally had an offer on a maisonette in Bures accepted, but there is a chain. The owners have offered on a flat, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in Bures. What do I do now? When do I get the mortgage application with Co-operative started?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Bures conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Co-operative approved list. Regarding the subsequent phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Bures.

Will commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Bures?

Its becoming the norm that commercial conveyancing solicitors in Bures will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Bures. The search result 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 Bures.

For every commercial conveyancing transaction in Bures it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Bures commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Bures.

I used Action Conveyancing a few years past for my conveyancing in Bures. I now require my papers however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bures of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Bures with a mortgage from Clydesdale. The sellers would not budge the price so I negotiated 6k of additionals instead. The house builders rep advised me not inform my conveyancer about this extras as it will affect my loan 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.

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

• Much of the delay in leasehold conveyancing in Bures can be avoided where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information needed by the buyers’ conveyancers.
If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle 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 are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as over rather than ongoing. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Bures state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such changes. If you dont have the consents in place do not contact the landlord without checking with your solicitor in the first instance. Some Bures leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I acquired a 2 bed flat in Bures, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Bures with a long lease are worth £181,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2076

With only 51 years remaining on your lease we estimate the premium for your lease extension to span between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply 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 may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.