As someone clueless as to conveyancing in Sandiacre what is your top tip you can impart for the legal transfer of property in Sandiacre

Not many law firms shout this from the rooftops but conveyancing in Sandiacre or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the transaction. For instance, the seller, estate agent and on occasion the lender. Choosing a law firm for your conveyancing in Sandiacre should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to protect your best interests and to protect you.

Sometimes a third party with a vested interest may try and convince you that you should follow their advice. For example, the estate agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your mortgage broker may advise you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am purchasing my first flat in Sandiacre with a mortgage from Godiva Mortgages Ltd. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this deal as it will adversely affect my loan with the bank. Should I keep quiet?.

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.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Sandiacre I like with a park and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Sandiacre for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the shortness of the lease may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I've recently bought a leasehold flat in Sandiacre. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Sandiacre Conveyancing for Leasehold Flats - Sample of Queries before buying

Is the freehold reversion owned jointly by the leaseholders? How many of the leaseholders are in arrears for their service charge payments? How much is the annual service fee and ground rent?

My lawyers in Sandiacre have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.