We are getting a further advance on our mortgage from Coventry BS as we wish to conduct renovations to our house in Sawbridgeworth. Do we need to choose a high street Sawbridgeworth solicitor on the Coventry BS conveyancing panel to deal with the legals?

Coventry BS do not ordinarily instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.

Last month we had a mortgage agreed in principle with Kent Reliance. Sawbridgeworth conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

Some lenders take longer than others. Have Kent Reliance conducted the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Bank of Ireland have agreed my mortgage in principle, my offer on a flat in Sawbridgeworth has been accepted, now what?

Your property agent will want to be informed of your lawyer's details (ensure that the property lawyers are on the lender’s panel). Contact Bank of Ireland or the financial adviser and complete any appropriate forms. Bank of Ireland will instruct a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Bank of Ireland will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sawbridgeworth.

I require expedited conveyancing in Sawbridgeworth as I have pressure to complete in less than 4 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Sawbridgeworth the following are examples of what can be revealed and adversely impact future mortgageability: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...

Due to the encouragement of my in-laws I had a survey completed on a house in Sawbridgeworth before retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks may refuse to give a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sawbridgeworth. Conveyancing will be smoother if you use a solicitor in Sawbridgeworth especially if they are accustomed to such properties in Sawbridgeworth.

Are there common deficiencies that you see in leases for Sawbridgeworth properties?

Leasehold conveyancing in Sawbridgeworth is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall A provision to repair to or maintain parts of the building

You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Barnsley Building Society, and Barclays Direct all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.

I am the registered owner of a leasehold flat in Sawbridgeworth, conveyancing having been completed October 2012. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Sawbridgeworth with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2083

With just 58 years left to run we estimate the premium for your lease extension to span between £23,800 and £27,400 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

At long last our conveyancing in Sawbridgeworth completes this Friday, yet the vendors I am buying off wants to move out on the Saturday afternoon. Should I agree to this?

If you need a bank loan then your lawyer will require that you have vacant possession on Friday - the mortgage company will compel it.