I had intended to instruct a property lawyer in Hermitage for our home move. Our broker informed us that our mortgage company Coventry Building Society won't deal with them. Why is this not regarded as unfair competition?

A bank can insist on an approved solicitor act for it. Borrowers are liable to meet the charges for this. Do use our tool to find a solicitor to carry conveyancing in Hermitage on the Coventry Building Society member panel.

My partner and I are planning on selling our house in Hermitage and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Hermitage. Having lived in Hermitage for three years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I'm purchasing my first flat in Hermitage with a loan from Santander. The developers refused to budge the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my solicitor about the deal as it may put at risk my loan with the lender. Is this normal?.

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 need to appoint a conveyancing solicitor for some conveyancing in Hermitage. I've discover a web site which appears to be the ideal offering If there is a chance to get all the legals completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What makes a Hermitage lease unacceptable for security purposes?

Leasehold conveyancing in Hermitage is not unique. All leases are drafted differently and drafting errors can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Mortgage Works, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

I invested in buying a split level flat in Hermitage, conveyancing was carried out in 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Hermitage with an extended lease are worth £227,000. The ground rent is £50 yearly. The lease finishes on 21st October 2098

You have 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.