I am helping my mother sell her property in Desborough. Does the solicitor arrange an energy assessment or do I organise this?

Following the abolition of HIPs, energy assessments was retained a mandatory component of moving property. An energy performance certificate should be commissioned in advance of the property being put on the market. It is not as aspect of the sale process that lawyers ordinarily organise. Where you are instructing a Desborough conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with reputable Desborough providers

My solicitor has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Desborough conveyancing?

The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

We expect to receive a DIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Desborough solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

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

I am buying a new build house in Desborough with a loan from Virgin Money. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not to tell my lawyer about the extras as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

I am looking for a leasehold apartment up to £195,000 and found one round the corner in Desborough I like with open areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Desborough for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

There are only Seventy years unexpired on my flat in Desborough. I am keen to extend my lease but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you have done all that could be expected to locate the freeholder. In some cases a specialist should be helpful to try and locate and prepare an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the application to the County Court overseeing Desborough.

Desborough Conveyancing for Leasehold Flats - Sample of Queries before buying

How much is the ground rent and service charge? Can you tell me if there are any major works in the near future that will likely increase the service costs? Does the lease include onerous restrictions?

To what extent are Desborough conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing figures?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Desborough or or elsewhere in the country.