I require fast conveyancing in Tintern as I have a deadline to complete inside 4 weeks. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are not getting a home loan you have the choice not to have searches conducted although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Tintern the following are examples of what can show up and therefore affect future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...

3 months have gone by since my purchase conveyancing in Tintern concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Tintern with a mortgage from The Royal Bank of Scotland. The builders refused to budge the price so I negotiated £7000 of extras instead. The property agent advised me not inform my lawyer about the deal as it could adversely affect my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

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 work for a busy estate agent office in Tintern where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Tintern conveyancing firms. Could you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Tintern - A selection of Questions you should consider Prior to buying

The prefered form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this scenario the tenants benefit from being in charge if their destiny and even though a managing agent is frequently retained if it is larger than a house conversion, the managing agent employed by the leaseholders. Are any of leasehold owners in arrears of their service charge payments? Is anyone aware of any major works anticipated that will increase the maintenance costs?

Is there a reason that Tintern conveyancing fees are more expensive for leasehold and freehold properties?

If purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control