In the event thatI were to buy a straightforward homein Stoke Gifford for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Stoke Gifford?

Any savings you would gain would be isolated to the costs for searches. Your conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with the sellers solicitor, SDLT return, register the property etc. A marginal saving might be made by not needing to register a mortgage however it won't be significant.

I am selling my apartment in Stoke Gifford. Will the property lawyer have to be on the Nottingham conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

Will commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Stoke Gifford?

Many commercial conveyancing solicitors in Stoke Gifford will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Stoke Gifford. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stoke Gifford.

For each commercial conveyancing transaction in Stoke Gifford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Stoke Gifford commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Stoke Gifford.

I am buying a new build house in Stoke Gifford with a mortgage from Nationwide Building Society. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not to tell my conveyancer about the deal as it could jeopardize my mortgage with the 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.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Stoke Gifford I like with open areas and transport links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Stoke Gifford suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan that many years will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.