I can't travel far from Wingate. What is the rationale as to why all Wingate conveyancers aren't automatically on all mortgage company panels?

As unjust as it may appear for lenders to limit who can represent them, from the public’s or conveyancer’s point of view, the other side of the coin is that banks are increasingly anxious and consider it vital to protect them against mortgage fraud. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

My mortgage company has suggested solicitors on their panel based in Wingate but I would rather use a conveyancing lawyer in Wingate round the corner to me. Are you able to help?

Far from all Wingate conveyancing practitioners are approved and listed on all banks conveyancing panel. Please make the most of the above find an approved solicitor tool to identify a Wingate conveyancing solicitor on the on the bank panel.

How does conveyancing in Wingate differ for new build properties?

Most buyers of new build property in Wingate come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Wingate tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wingate or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Wingate is the location of the property. Is there any guidance you can impart?

Flying freeholds in Wingate are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wingate you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wingate may determine 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 premises.

I've recently bought a leasehold property in Wingate. Do I have any liability for service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a 1st floor flat in Wingate, conveyancing having been completed in 2011. 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? Comparable properties in Wingate with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2098

You have 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns 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 before seeking the advice of a professional.