We are purchasing a victorian detached house in Shenley Brook End. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to see if these alterations are allowed?

Your solicitor will review the deeds as conveyancing in Shenley Brook End can sometimes reveal restrictions in the title deeds which prohibit certain changes or require the consent of a 3rd party. Some extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I recently had an offer agreed on an apartment in Shenley Brook End. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £225. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Shenley Brook End solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm buying a new build house in Shenley Brook End benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my solicitor about the deal as it will put at risk my mortgage with TSB. 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.

Is it simple use your search tool to choose a conveyancing lawyer in Shenley Brook End on the authorised to act for my lender?

1st pick a lender such as Santander, Norwich and Peterborough Building Society or Platform Home Loans Ltd then type in your location such as Shenley Brook End. Conveyancing organisations in Shenley Brook End and nationally will then be listed.

I've recently bought a leasehold property in Shenley Brook End. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee 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. It is an essential part 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).

I am the registered owner of a leasehold flat in Shenley Brook End, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Shenley Brook End with a long lease are worth £190,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2086

With only 61 years unexpired the likely cost is going to span between £18,100 and £20,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account 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 getting professional advice.

I am buying a ground floor apartment in Shenley Brook End. Conveyancing solicitor is awaiting, from the seller, building insurance paperwork. I was told today I was informed that the owner needs to forward the insurance schedule for the flat above in addition. Why does my conveyancer need to see the insurance for the other flat? Is it strictly required? We have been waiting for the previous month…

It is not impossible in leasehold conveyancing in Shenley Brook End to discover Conveyancing in Shenley Brook End in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats rather than the landlord insuring the entire block - which is definitely better. Do contact your solicitor but it would seem that your solicitor is looking to verify that the complete building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt due to lack of insurance.