We are acquiring a newly built apartment in Claverdon and my lawyer is telling me that she is duty bound to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to sign contracts and I would rather not delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am buying a terraced house in Claverdon. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Claverdon you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Claverdon.

I am selling our home in Claverdon and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Claverdon conveyancer would know that there is no such problem. It does beg the question why the buyers used an online conveyancing outfit rather than a conveyancing solicitor in Claverdon. We have lived in Claverdon for 5 years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am looking for a ground for flat up to £245,000 and found one round the corner in Claverdon I like with a park and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Claverdon suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Can you provide any advice for leasehold conveyancing in Claverdon with the aim of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Claverdon can be bypassed if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ solicitors.
If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Claverdon state that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such alterations. If you fail to have the consents to hand do not communicate with the landlord without checking with your conveyancer before hand. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing. The majority of landlords or managing agents in Claverdon charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Claverdon. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share certificate. Obtaining a duplicate share certificate can be a time consuming formality and delays many a Claverdon home move. If a duplicate share certificate is needed, do contact the company officers or managing agents (where relevant) for this as soon as possible.

I own a ground floor flat in Claverdon, conveyancing formalities finalised in 2002. Can you work out an approximate cost of a lease extension? Corresponding flats in Claverdon with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2091

You have 66 years left to run we estimate the price of your lease extension to span between £11,400 and £13,200 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.