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

Leaving aside the complexities and merits of DIY conveyancing in Bradwell you will have to appoint a solicitor on your lender'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 Bradwell.

I am buying a new build house in Bradwell with a mortgage from . The sellers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the extras as it may put at risk my loan with the lender. 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.

Taking into account that I will soon part with 450k on a garden flat in Bradwell I wish to have a conversation with the solicitor regarding thehouse move prior to giving the go ahead to the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Bradwell.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Bradwell should be the figure that you are charged.

I have recently realised that I have 68 years unexpired on my lease in Bradwell. I now want to extend my lease but my freeholder is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the lessor. In some cases an enquiry agent would be useful to carry out a search and to produce an expert document to be used as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Bradwell.

I purchased a ground floor flat in Bradwell, conveyancing having been completed 1995. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Bradwell with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 50

With just 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

We own a leasehold flat in Bradwell. Conveyancing was finalised in 2011. I have read on a number of advice forums that I mustn’t allow the the remaining lease term to get too short. Why is that a problem?

Bradwell leasehold properties are for a prescribed period - usually 99 years when they are first granted. However many flats in Bradwell were built or converted 25 or more years ago and so such leases now have less than eighty years left to run. This may seem like a long time however Banks, Building Societies and other mortgage institutions tend to require leases to have at least 75 years left to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are approaching eighty years. To maximise the saleability of your property you should be thinking about whether or not to extend your lease long before you come to sell it. There are also significant benefits to doing so before the lease reaches even 80 years as when the lease is less than eighty years the premium you have to pay to extend starts to get a lot more expensive.