We see that you have a search directory listing law firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Esher and Claygate?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Esher and Claygate.

I am purchasing my first flat in Esher and Claygate with a loan from Barclays Direct. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my conveyancer about this deal as it may impact my loan 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 14 days into a residential purchase having been referred to conveyancers by the local agent to perform conveyancing in Esher and Claygate. I am am very frustrated with the level of service. Could you you assist me in finding new conveyancers?

They would need to be really poor to suggest changing them. Has your loan offer been issued? If so you must make them aware of the replacement conveyancer and have the mortgage documents are re-issued. Your new conveyancer should be on the mortgage company approved list to avoid supplemental fees and frustration. So that should be your starting point. The find a solicitor tool should help you find a bank approved solicitor for your home move in Esher and Claygate

I am looking at a two flats in Esher and Claygate which have in the region of 50 years remaining on the leases. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Esher and Claygate is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the salability of the premises. The majority of purchasers and mortgage companies, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Esher and Claygate conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a garden flat in Esher and Claygate. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?

You certainly can. We are happy to put you in touch with a Esher and Claygate conveyancing firm who can help.

An example of a Lease Extension decision for a Esher and Claygate premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.

I need to assess quotes for conveyancing in Esher and Claygate from various property lawyer and choose one. Am I right to tell them to hold tight until I I have an offer accepted on a apartment.

We would recommend that you only get your lawyer to open a file and apply for searches after the offer has been agreed to on the property especially as Esher and Claygate conveyancing searches are not cheap.