Are there restrictive covenants that are commonly picked up as part of conveyancing in Binfield?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Binfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Binfield differ for new build properties?

Most buyers of new build or newly converted property in Binfield contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Binfield typically buy the real estate, 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 used to new build conveyancing in Binfield or who has acted in the same development.

I have been sourcing a conveyancing solicitor in Binfield for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?

You may find documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.

I invested in buying a split level flat in Binfield, conveyancing having been completed 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Binfield with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 50

With 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

My nephew is just in the process of moving house, he had his mortgage in principle. After the seller agreed the offer on the house we contacted the mortgage institution to issue the formal offer. I was disappointed to discover that banks do not accept all , they need to be on their approved list, is this right?

Lenders normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Binfield on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.