Me and my partner are purchasing a 3 bedroom apartment in Tanworth In Arden with a mortgage. We would like to retain our Tanworth In Arden lawyer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Tanworth In Arden lawyer as well as pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Tanworth In Arden conveyancing solicitor to apply to be on the conveyancing panel.

We have very brash sellers who has insisted on a preliminary agreement with a non-refundable deposit two thousand pounds. Are such agreements sensible?

Lock out agreements are contracts between a property owner and purchaser giving the buyer the sole right to purchase the premises for a set period of time. Essentially, an exclusivity agreement is a contract specifying that you should receive a contract at a later time being the main conveyancing contract. It is generally utilised for buyer protection though in many situations, the vendor may enjoy an upside from such agreements as well. There are numerous pros and cons to using an agreement but you should to check with your conveyancer but note that it may result in incurring more in conveyancing charges. For these reasons these contracts are avoided when it comes to conveyancing in Tanworth In Arden.

About to purchase a new build flat in Tanworth In Arden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Tanworth In Arden

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared.

As co-executor for the estate of my aunt I am disposing of a property in Monmouth but reside in Tanworth In Arden. My solicitor (based 235 kilometers awayneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Tanworth In Arden who can witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Tanworth In Arden

Last May I purchased a leasehold flat in Tanworth In Arden. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation 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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 bought a studio flat in Tanworth In Arden, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Tanworth In Arden with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease runs out on 21st October 2089

With only 64 years unexpired we estimate the premium for your lease extension to range between £14,300 and £16,400 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.