It has been three months following my purchase conveyancing in Brandesburton took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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 purchasing my first flat in Brandesburton with a mortgage from Barclays Direct. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my lawyer about this deal as it would impact my loan with Barclays Direct. 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.

I decided to have a survey carried out on a property in Brandesburton ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies will not issue a loan on such a property.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brandesburton. Conveyancing may be slightly more expensive based on your lender's requirements.

I am a negotiator for a long established estate agent office in Brandesburton where we have experienced a few flat sales derailed as a result of short leases. I have received conflicting advice from local Brandesburton conveyancing solicitors. Can you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Brandesburton Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Make sure you discover if there is anything that is prohibited in the lease. For example it is fairly common in Brandesburton leases that pets are not allowed in in a block in Brandesburton. If you like the flatin Brandesburton however your cat can’t make the move with you then you will be presented with a hard choice. The answer will be important as a) areas may result in problems in the building as the communal areas may start to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the running of the building you will want to have full disclosure How is the lease structured?

How and when do I cover the costs of stamp duty payable for my purchase in Brandesburton?

Your property lawyer will complete a stamp duty return for you as part of your Brandesburton purchase transaction for you to sign. After completion your solicitor will submit your STL Return Form to the Tax Authorities and - assuming they have the money - discharge any land tax due for you.