My husband and I are purchasing a 1 bedroom apartment in Exton with a mortgage. We like our Exton solicitor, but the lender says he's not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Exton solicitor as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Exton conveyancing lawyer to apply to be on the conveyancing panel.

My mortgage company has suggested a law firm on their panel based in Exton but I would rather use a conveyancing lawyer in Exton or nearer to where I live. Are you able to help?

Not all Exton conveyancing practices are on all lender’s conveyancing panel. Do make use of the above find an approved solicitor tool to find a Exton conveyancing firm on the on the bank panel.

How does conveyancing in Exton differ for new build properties?

Most buyers of new build or newly converted property in Exton contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Exton tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Exton or who has acted in the same development.

My business partner and I are looking to lease a unit on a shopping parade. Can you recommend lawyers offering fixed charges for non-domestic conveyancing in Exton for below £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Exton, including the sale and purchase of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Let us have your details or telephone us so that we may furnish you with a detailed commercial conveyancing calculation.

There are only Sixty One years left on my lease in Exton. I now want to get lease extension but my landlord is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the freeholder. For most situations an enquiry agent may be useful to conduct investigations and to produce an expert document which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Exton.

Exton Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

How much is the ground rent and service charge? Make sure you investigate if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Exton. If you love the apartmentin Exton however your cat can’t live with you then you have a very difficult determination. Are any of leasehold owners in dispute over their service charge payments?