We are purchasing a brand new apartment in Newington and my conveyancer is telling me that she is duty bound to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I have no desire to prolong matters. Is my lawyer right?

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

Can I be sure that the Newington conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Newington seeking recommendations is a good start. 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 which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.

I had a mortgage agreed in principle with Santander. Newington conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Santander?

Some lenders take longer than others. Have Santander conducted the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My sealed bid on a property in Newington has been accepted, but there is a chain. The owners have put an offer on a flat, however it’s not yet tied up, and have viewings of other properties booked. I have selected a local conveyancing solicitor in Newington. What should be my next step? When do I get the mortgage application with UBS started?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Newington conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the UBS approved list. Concerning the subsequent steps this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. During a hot market some purchasers will apply for the mortgage with UBS and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with searches.

My colleague suggested that if I am purchasing in Newington I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Newington conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Newington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Newington.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Newington. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Newington ?

Most houses in Newington are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Newington so you should seriously consider looking for a Newington conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer will appraise you on the various issues.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Newington conveyancing firm to assist?

if there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to calculate the price.

An example of a Freehold Enfranchisement matter before the tribunal for a Newington premises is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case related to 41 flats. The unexpired lease term was 107 years.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Newington. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Newington are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Newington so you should seriously consider looking for a Newington conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor should appraise you on the various issues.