When can the exchange of contracts take place for purchase conveyancing in Clowne and am I required to be at the conveyancers office?

If you are in close proximity to our conveyancing solicitors in Clowne you are welcome to attend to sign the paperwork. However, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you digitally. The executing of the property agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clowne)to be in the office at the appropriate time.

We were going to get a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Clowne solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Clowne solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

I am currently in the process of buying my council flat in Clowne. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Completion of my remortgage has taken place for my property in Clowne. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am purchasing a new build house in Clowne with the aid of help to buy. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the extras as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My husband and I are novice buyers - had an offer accepted, yet the estate agent has warned us that the vendor will only go ahead if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Clowne

We suspect that the owner is unaware of this requirement. If they want ‘a quick sale', alienating a serious buyer is counter productive. Try to communicate with the owners directly and explain that (a)you are serious purchasers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to use your preferred Clowne conveyancing firm - rather thanthose that will provide the negotiator at the agency a kickback or hit his conveyancing figures set by head office.

I am employed by a reputable estate agency in Clowne where we see a few leasehold sales jeopardised as a result of short leases. I have been given conflicting advice from local Clowne conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a 1st floor flat in Clowne, conveyancing was carried out 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Clowne with a long lease are worth £195,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2088

With only 63 years remaining on your lease the likely cost is going to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.