It may have been a long time coming a mortgage agreement from Santander for the remortgage of my 4 room apartment is coming within the next few days. Could you propose a cheap conveyancing practitioner in Summerhill?

You have arrived at the wrong site to search for a cheap conveyancing solicitors in Summerhill. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers offering the bait of ninety nine pound conveyancing in Summerhill. The optimum result, in being led by cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for extras and still not receive the service you were looking for.

The deeds to our property can not be found. The solicitors who handled the conveyancing in Summerhill 10 years ago no longer exist. What are my options?

You no longer need to have the physical original deeds to evidence that you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.

I am buying a new build house in Summerhill with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the side-deal as it could jeopardize my loan with the bank. Should I keep quiet?.

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.

We're FTB’s - agreed a price, yet the agent told us that the seller will only issue a contract if we use their preferred conveyancers as they need a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Summerhill

We suspect that the seller is not behind this request. Should the seller want ‘a quick sale', alienating a genuine purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your preferred Summerhill conveyancing firm - not the ones that will provide their estate agent a referral fee or achieve conveyancing thresholds set by corporate headquarters.

I today plan to offer on a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Summerhill. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

The majority of houses in Summerhill are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Summerhill in which case you should be looking for a Summerhill conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your solicitor will report to you on the legal implications.

I acquired a 1st floor flat in Summerhill, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Summerhill with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 50

With just 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure 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 additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.