We note that you have a post code search directory listing law firms on the Aldermore conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Broadway?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Broadway.

I am purchasing my first flat in Broadway benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my lawyer about the side-deal as it will jeopardize my mortgage 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.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Broadway is the location of the property. Can you offer any guidance?

Flying freeholds in Broadway are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broadway you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadway may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I work for a reputable estate agent office in Broadway where we have witnessed a number of leasehold sales derailed due to short leases. I have been given contradictory information from local Broadway conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

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 purchaser.

I bought a leasehold flat in Broadway, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Broadway with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2092

With 67 years left to run we estimate the premium for your lease extension to span between £10,500 and £12,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

At long last our conveyancing in Broadway completes next Friday, yet the sellers I am buying from wants to vacate the next day at midday. Do I accept this?

It is not possible to complete on a Saturday because the bank systems aren't working.