I am purchasing property in Cambridge Heath. My Conveyancer has never been on on the lender approved list. Is it possible for me to retain my Cambridge Heath conveyancing solicitor notwithstanding that they are not on the bank approved list?

You have a couple of options open to you here

• Complete the purchase with your existing Cambridge Heath property lawyer but your lender will undoubtedly appoint a conveyancing practitioner on their approved list. This will result in additional fees together with probable delay.
• Appoint a fresh property lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your conveyancer to do everything within their powers to get listed on the bank’s conveyancing panel

I am purchasing a new build house in Cambridge Heath benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my lawyer about the extras as it will jeopardize my loan with the lender. 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.

How do I use your search facility to get a fee calculation from a conveyancing lawyer in Cambridge Heath on the approved list for my bank?

First select a bank such as Yorkshire Building Society, The Royal Bank of Scotland or Godiva Mortgages Ltd then choose your preferred area e.g. Cambridge Heath. Conveyancing firms in Cambridge Heath and further afield should be identified.

We're first time buyers - had an offer accepted, but the selling agent has warned us that the seller will only issue a contract if we use their chosen conveyancers as they want an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Cambridge Heath

We suspect that the seller is unaware of this demand. Should the seller want ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Contact the owners directly and make sure they understand (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Cambridge Heath conveyancing firm - rather thanthose that will earn their estate agent a referral fee or meet his conveyancing thresholds set by head office.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £400,000 garden flat in Cambridge Heath in nine days. The managing agents has quoted £396 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Cambridge Heath?

Cambridge Heath conveyancing on leasehold maisonettes more often than not requires the purchaser’s lawyer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to address these enquiries most will be willing to do so. They are entitled to charge a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The management information fee levied by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration fees, otherwise the invoice is not strictly payable. In reality you have no option but to pay whatever is demanded if you want to sell the property.

Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Cambridge Heath. Can we issue an application to the Residential Property Tribunal Service?

if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to calculate the premium.

An example of a Freehold Enfranchisement matter before the tribunal for a Cambridge Heath property is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.