I am buying a house without a mortgage in Hackbridge. I have resided for the last dozen years in Hackbridge. Conveyancing searches are expensive. As I have knowledge of the area and road intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then almost all of the Hackbridge conveyancing searches are optional. Your solicitor will try and steer you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. One thing to consider; if you are intend to dispose of the house one day, it will be of relevance to your future purchaser what the searches disclose. On occasion properties with apparent issues can still throw up negative search results. A good conveyancing solicitor in Hackbridge will be able to give you some sensible advice here.

I am helping my aunt sell her flat in Hackbridge. Does the conveyancer arrange an energy performance certificate or it is for the seller to see to?

Following the demise of Home Information Packs, energy performance certificates was maintained a compulsory element of selling a property. An EPC should be to hand in advance of the property being marketed. It is not as aspect of the sale process that law firms normally organise. If you are instructing a Hackbridge conveyancing practitioner they might be able to arrange energy performance certificates due to their relationships with reputable local providers

Is it correct that all Hackbridge CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

Some major lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I can not work out if my bank requires a lease extension. I have called my Hackbridge bank branch on various occasions and was informed it wasn't a problem and they would lend. My Hackbridge conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your has to comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Hackbridge is the location of the property. Can you offer any advice?

Flying freeholds in Hackbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hackbridge you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hackbridge may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I own a 1 bedroom flat in Hackbridge, conveyancing was carried out in 1995. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Hackbridge with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 50

With only 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

I need to review quotes for conveyancing in Hackbridge from various and appoint one. Am I right to ask them to sit tight until I have found somewhere to purchase.

You should only get your to open a file and submit searches after the sales memo has been issued by the estate agent especially as Hackbridge conveyancing searches are a couple of hundred pounds.