I need some quick conveyancing in Martock as I am faced with pressure to complete within one month. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?

As you are are a cash buyer you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Martock the following are instances of issues that can arise and adversely affect future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

I'm buying my first flat in Martock with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about this extras as it may affect my loan with Skipton Building Society. 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.

Taking into account that I will soon part with hundreds of thousands of pounds on 3 bedroom house in Martock I wish to have a conversation with the conveyancer about mytransaction ahead of appointing the firm. Is this something that you can arrange?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your conveyancing in Martock.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Martock should be the figure that you end up paying.

I work for a long established estate agent office in Martock where we have witnessed a number of leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Martock conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I bought a 1st floor flat in Martock, conveyancing formalities finalised in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Martock with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2087

You have 61 years unexpired the likely cost is going to range between £19,000 and £22,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

My brother-in-law has suggested I instruct a conveyancing solicitor in Martock. I need to find out if they are on the lender's approved list of lawyers. Can you advise?

One option is to call the conveyancer and ask them if they are on the lender's panel. If that does not help call us and we can investigate and revert. If they are not on the bank panel we can certainly arrange a reputable conveyancing solicitor in Martock on the panel for your lender.