My partner and I are buying a newly built duplex in Shirebrook and my lawyer is advising me that she has to the mortgage company to disclose incentives from the builder. I am nearing the developer’s deadline to sign contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We are aiming to move house in April. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Shirebrook. Conveyancing lawyer was chosen before I stumbled across this site.

On the afternoon of completion you can pick up the house keys from your property agent but this should only occur when the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you should advise the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you find a conveyancing in Shirebrook or a lawyer with expertise in conveyancing in Shirebrook.

How can we know in advance if a Shirebrook conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Shirebrook obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.

Intending to buy a flat in Shirebrook. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shirebrook lawyer is on the TSB conveyancing panel.

Given that I am about to part with 450k on a house in Shirebrook I would like to talk to a lawyer regarding thetransaction before appointing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your property ownership legalities in Shirebrook.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Shirebrook should be the amount on the final invoice that you end up paying.

Do you have any advice for leasehold conveyancing in Shirebrook from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Shirebrook can be avoided where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ conveyancers.
If there is a history of any disputes with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than ongoing. You believe that you know the number of years left on your lease but you should double-check by asking your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is below 75 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. The majority of freeholders or Management Companies in Shirebrook charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Shirebrook.

Shirebrook Leasehold Conveyancing - Sample of Queries Prior to buying

Many Shirebrook leasehold flats will be liable to pay a service charge for the upkeep of the block set by the management company. Should you acquire the flat you will have to meet this charge, usually periodically throughout the year. This can vary from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge for you to pay yearly, normally this is not a large sum, say about £50-£100 but you need to check it because sometimes it could be surprisingly expensive. Its a good idea to discover as much as possible about the managing agents as they will either make life much simpler or problematic. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Ask other people whether they are happy with their service. Finally, find out the dates that the maintenance charges are due to the appropriate party and specifically what you get for your money.

My partner and I about to exchange buying a property in Shirebrook but as a result of damage from the recent storms I have agreed recompense from the vendor of £2k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process however my mortgage company will not agree to this. Should they have been involved?

Your lawyer that is on the lender conveyancing panel is obliged to inform the lender of any changes to the purchase price. If you did not allow your conveyancer to notify the price change to your bank then they would need to disinstructing themselves from acting for you and the mortgage company.