I am expecting a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Cherry Burton. Does the Santander Solicitor panel include Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Do banks and building societies provide you with an approved list of Cherry Burton conveyancing solicitors? How do you know who is on the Co-operative conveyancing panel?

Cherry Burton conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Cherry Burton?

Many commercial conveyancing solicitors in Cherry Burton will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Cherry Burton. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cherry Burton.

For each commercial conveyancing transaction in Cherry Burton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Cherry Burton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cherry Burton.

I am buying a new build house in Cherry Burton with a mortgage from Nationwide Building Society. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not inform my lawyer about this deal as it would affect my mortgage with the bank. 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 am employed by a reputable estate agent office in Cherry Burton where we have experienced a few flat sales put at risk as a result of short leases. I have received conflicting advice from local Cherry Burton conveyancing solicitors. Please can you shed some light as to 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 commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder 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.

I purchased a leasehold flat in Cherry Burton, conveyancing having been completed June 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Cherry Burton with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2101

You have 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.