I am buying a semi-detached house in Standish. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Standish you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Standish.

I'm buying a new build house in Standish with a loan from HSBC Bank. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not to tell my lawyer about this deal as it could put at risk my mortgage with HSBC Bank. 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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Standish is the location of the property. What do you suggest?

Flying freeholds in Standish are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Standish you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Standish may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

We are a couple of weeks into a residential purchase having been recommend to solicitors by the high street agent to do our conveyancing in Standish. I am not happy. Can you you assist me in finding new solicitors?

They would have to be very poor to suggest changing them. Has your mortgage been generated? In the event that it has you will need to make them aware of the new solicitor and have the loan are issued to the new lawyers. Your new conveyancer needs to be on the lenders approved list to avoid added expenses and complications. That should be your starting point. Our find a solicitor tool can help you find a bank approved lawyer for your home move in Standish

In relation to leasehold conveyancing in Standish what are the most common lease problems?

There is nothing unique about leasehold conveyancing in Standish. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall Insurance obligations

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Coventry Building Society, and Bank of Ireland all have express 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, obliging the buyer to withdraw.

I am the registered owner of a 2 bed flat in Standish, conveyancing formalities finalised April 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Standish with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2076

With only 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.