I am acquiring a house without a mortgage in Clevedon. I have resided for the last 15 years in Clevedon. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then almost all of the Clevedon conveyancing searches are optional. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but he is duty bound to do this. Do consider; if you are intend to sell the house in the future, it will be of interest to your prospective buyer what the searches disclose. Sometimes houses with day to day issues can still throw up unpredicted search results. A competent conveyancing solicitor in Clevedon will be able to give you some constructive guidance concerning this.

Our lender has recommended solicitors on their panel based in Clevedon but I would rather use a conveyancing lawyer in Clevedon round the corner to me. Are you able to assist?

It is by no means the case that all Clevedon conveyancing practices are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to locate a Clevedon conveyancing solicitor on the on the mortgage company panel.

I am buying a new build house in Clevedon benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my conveyancer about the deal as it could impact my loan 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.

Can you offer any advice when it comes to appointing a Clevedon conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Clevedon conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Clevedon conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

Can they put you in touch with clients in Clevedon who can give a testimonial?

I purchased a basement flat in Clevedon, conveyancing having been completed in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Clevedon with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2094

You have 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

We have an offer in principle from Bank of Ireland who have advised we could borrow up to £300k. At what point do we need to appoint a lawyer for conveyancing? Clevedon is where we plan to move to.

It would be wise to instruct a solicitor now requesting that they generate a file for you. This will kickstart: 1) the estate agent to send out the Sales Memorandum to the relevant parties 2) the seller’s solicitor to send out the draft contract. However, do not instruct your solicitor to order searches until you have your valuation report from Bank of Ireland and you are content to proceed.