My husband and I are buying a flat in Burghfield Common. My Solicitor is not on the bank solicitor panel. Can I still use my Burghfield Common conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?

One will need to appoint a solicitor to complete the formalities when you take out a mortgage to buy your home. They will conduct all the appropriate due diligence on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. You may select a Burghfield Common conveyancing practitioner of your choice. However, if the conveyancer appointed is not on the mortgage company solicitor panel additional charges will arise as separate legal representation will be required by them. Bank panel applications may be submitted, so if your lawyer has not previously sought membership they should take the opportunity to apply.

My wife and I are due to complete on the purchase of a property in Burghfield Common but as a consequence of damage from the recent storms I have managed to agree reparation from the seller of £2k taking the form of a deduction in the price. This was going to be addressed as part of amending the contract but Barclays are not allowing this. Should they have been approached?

Your property lawyer that is on the Barclays conveyancing panel is duty bound to disclose to Barclays of any variations to the purchase price. If you prohibit your conveyancer to notify the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new property lawyer for your conveyancing in Burghfield Common.

What is your number one tip for finding a conveyancing solicitor in Burghfield Common

It would be unwise to be seduced by the cheapest Burghfield Common conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Is it the case that all Burghfield Common CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?

A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

When it comes to lenders such as Clydesdale, do Burghfield Common lawyers incur a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I have been on the look out for a flat up to £305k and identified one round the corner in Burghfield Common I like with open areas and station in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Burghfield Common suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I have recently realised that I have Sixty One years remaining on my flat in Burghfield Common. I now want to get lease extension but my landlord is missing. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. In some cases a specialist may be helpful to try and locate and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Burghfield Common.

I purchased a 1 bedroom flat in Burghfield Common, conveyancing having been completed 5 years ago. How much will my lease extension cost? Comparable properties in Burghfield Common with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2082

You have 57 years remaining on your lease we estimate the price of your lease extension to range between £26,600 and £30,800 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide 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 considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.