It has taken forever and a day but a loan offer from Santander for the remortgage of my 4 bedroom flat is to be issued any day now. Could you propose a low cost conveyancing practitioner in Burnham On Crouch?

You are on the wrong site if you are in need of a cheap conveyancing solicitors in Burnham On Crouch. Our aim is to provide cost effective conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations offering the bait of £100 conveyancing in Burnham On Crouch. At best, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not receive the service expected.

Can you help? My Burnham On Crouch solicitor is informing me me that he is legally obliged toconduct Burnham On Crouch conveyancing searches becausethe firm are on the HSBCsolicitor panel. Is my conveyancer correct?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Burnham On Crouch conveyancing searches.

I have been told by my lawyer that breach of easement insurance is required on my purchase. What is the level of cover for Burnham On Crouch conveyancing?

The appropriate level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

It is not clear whether my mortgage offer requires a lease extension. I have called my Burnham On Crouch bank branch on numerous occasions and was told they are content with the situation and they would lend. My Burnham On Crouch conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

As long as the lawyer is on the lender approved list, she or he must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Nationwide have agreed my mortgage in principle, my offer on a flat in Burnham On Crouch has been accepted, now what?

The estate agent will want to be informed of your property lawyer's details (be sure the solicitors are on the bank’s panel). Contact Nationwide or the broker and finalise any appropriate forms. Nationwide will sellect a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Nationwide will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Burnham On Crouch.

I am buying a new build flat in Burnham On Crouch. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Burnham On Crouch

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Due to exchange soon on a studio apartment in Burnham On Crouch. Conveyancing solicitors assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Burnham On Crouch should include some of the following:

Rent payments - how much and when you need to pay, and be on notice if this will change in the future The physical extent of the property. This might be the property itself but may include a loft or cellar if relevant. You should have a good understanding of the insurance obligations You should receive a copy of the lease You must be informed what constitutes a Nuisance in the lease

I invested in buying a studio flat in Burnham On Crouch, conveyancing was carried out February 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Burnham On Crouch with a long lease are worth £265,000. The ground rent is £50 yearly. The lease expires on 21st October 2100

You have 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.