We are purchasing a 4 bedroom semi-detached house in Codsall. We would like to carry out an extension to the side at the property.Will legal due diligence on the property include checks to see if these works are permitted?

Your conveyancer should review the registered title as conveyancing in Codsall will occasionally reveal restrictions in the title deeds which restrict certain changes or need the permission of another owner. Certain additions require local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Is it correct that all Codsall CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved practices?

It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

My wife and I have organised a further advance on our mortgage from UBS as we wish to carry out improvements to our house in Codsall. Are we obliged to select a high street Codsall solicitor on the UBS conveyancing panel to deal with the legals?

UBS don't usually require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.

I am purchasing my first flat in Codsall with a mortgage from HSBC Bank. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my lawyer about the deal as it could adversely affect my mortgage 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.

As co-executor for the estate of my grandmother I am disposing of a house in Newport but I am based in Codsall. My lawyer (approximately 235 kilometers awayhas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Codsall who can witness this legal document for me?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Codsall based

Completion is due on our sale of a £325,000 apartment in Codsall next Thursday. The management company has quoted £384 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Codsall?

For the majority of leasehold sales in Codsall conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-exchange questions Where consent is required before sale in Codsall Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Codsall leasehold premises is £350. For Codsall conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I am the registered owner of a basement flat in Codsall, conveyancing was carried out May 2011. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Codsall with an extended lease are worth £190,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2086

With just 61 years unexpired the likely cost is going to range between £19,000 and £22,000 plus 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 are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

Is planning permission needed to convert a house into two appartments in Codsall? This has been done to a property adjacent to my home in Codsall and was ignorant of the conversion until it was finished.

Planning consent is needed for splitting a single house in Codsall into apartments but possibly not for converting once again to single dwelling-house so, in answer to your query, yes.