My IFA says he needs my Blackwell lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Blackwell branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Blackwell lawyer . They should have a central record lender panel numbers.

It has been 2 months since my purchase conveyancing in Blackwell completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying my first flat in Blackwell benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it may put at risk my loan with the bank. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a flat up to £305k and identified one near me in Blackwell I like with open areas and railway links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Blackwell suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

All being well we will complete the disposal of our £450,000 flat in Blackwell in 10 days. The freeholder has quoted £396 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Blackwell?

Blackwell conveyancing on leasehold apartments more often than not requires the purchaser’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to address these enquiries the majority will be content to do so. They are entitled to levy a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge required by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to sell the property.

I invested in buying a 1st floor flat in Blackwell, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Blackwell with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2100

You have 76 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.