I am purchasing a property for cash in Goodwick. I have lived for the last Seventeen years in Goodwick. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Goodwick conveyancing searches are non-obligatory. Your solicitor will try and steer you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do bear in mind; if you are intend to dispose of the house at a future date, it will likely be be of importance to your prospective purchaser what the searches disclose. There are plenty of instances where properties with functional issues can still throw up detrimental search results. A competent conveyancing solicitor in Goodwick should be able to give you some helpful advice concerning this.

When it comes to lenders such as Barclays, do Goodwick conveyancing practitioners face a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Is it the case that all Goodwick solicitor firms on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

Our offer on a property in Goodwick has been accepted, but there is a chain. The owners have offered on somewhere, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a nearby conveyancing solicitor in Goodwick. What do I do now? When should I get the mortgage application with Lloyds going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Goodwick conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Lloyds conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. In a hot market some buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.

I am buying a new build house in Goodwick benefiting from help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about the extras as it will adversely affect my loan with National Westminster 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.

Having checked my lease I have discovered that there are only Seventy years unexpired on my flat in Goodwick. I am keen to get lease extension but my landlord is absent. What are my options?

On the basis that you qualify, 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 magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to find the lessor. In some cases an enquiry agent may be helpful to carry out a search and to produce an expert document which can be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Goodwick.

I purchased a ground floor flat in Goodwick, conveyancing having been completed December 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Goodwick with an extended lease are worth £171,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2104

With just 79 years unexpired the likely cost is going to range between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

We are soon to purchasing a apartment in Goodwick. Could our lawyer keep our purchase price private from the likes of Nestoria. Is this possible and how?

HM Land Registry by statute are bound to reveal price sold information on a register of the title for domestic properties countrywide which includes properties in Goodwick. The register of title is a public document, so HMLR would be breaking the law if they did not allow access to the register.

You can make a request of HMLR to hide the price paid data yet the answer would be a No.