Last month we had a mortgage agreed in principle with . Totterdown conveyancing lawyers have been chosen. How long does it take for to forward the offer to the ?

Some lenders take longer than others. Have done the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am due to exchange contracts on my house. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being problematic. The Totterdown solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

have agreed my mortgage in principle, my bid on a apartment in Totterdown has been agreed to, what are the next steps?

The estate agent will need to know who your solicitors are (ensure that the are on the lender’s approved list). Contact or your broker and finalise any appropriate forms. will appoint a valuer who will get in contact with the selling agent or vendor to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Totterdown.

Are there restrictive covenants that are commonly identified during conveyancing in Totterdown?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Totterdown. 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…’

I am buying a new build house in Totterdown with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my solicitor about the side-deal as it may adversely affect my mortgage with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I acquired a 1st floor flat in Totterdown, conveyancing formalities finalised 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Totterdown with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 50

With 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

I am short of a 10% deposit on my house purchase in Totterdown , but I still want to proceed. What can I do?

You can agree a lower deposit. Most vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute