My family solicitor has given a fee estimate £1400 for freehold conveyancing in Earls Barton. I’m looking to sell a Victorian house for £225,000. This sounds over the top. Is it above the average fee for conveyancing in Earls Barton?

The estimate does seem marginally steep. If you shop around you could reduce the fees marginally by say £100 plus VAT. On the other hand, you couldcome to rue choosing an a cheaper conveyancer. Don't forget to ensure the solicitor can act for your bank. Do employ our search tool to find a Earls Barton conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Earls Barton.

We just had an offer accepted to purchase with Norwich and Peterborough Building Society. We have called around locally but am unable to find a Earls Barton conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?

Please do take advantage of the find a lender approved solicitor tool on this page. Pick the mortgage company and type Earls Barton or your location and you will discover a number of lawyer based in Earls Barton or by proximity to you.

I am buying my first flat in Earls Barton benefiting from help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my conveyancer about the side-deal as it will put at risk my mortgage with the bank. 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.

Due to the input of my in-laws I had a survey completed on a house in Earls Barton prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not grant a loan on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Earls Barton. Conveyancing will be smoother if you use a solicitor in Earls Barton especially if they regularly deal with such properties in Earls Barton.

Can you provide any top tips for leasehold conveyancing in Earls Barton from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Earls Barton can be bypassed where you get in touch lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the buyers’ solicitors.
If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Earls Barton state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such changes. Should you fail to have the consents in place do not contact the landlord without contacting your solicitor before hand. A minority of Earls Barton leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the remaining number of years is less than 75 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unresolved.

Earls Barton Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Are any of leasehold owners in arrears of their service charge liability? Is anyone aware of any major works anticipated that will likely increase the maintenance charges? Be sure to find out if there is anything that is prohibited in the lease. For instance it is fairly common in Earls Barton leases that pets are not allowed in in a block in Earls Barton. If you like the apartmentin Earls Barton but your cat is not allowed to make the move with you then you will be presented with a difficult decision.