We were about to choose a conveyancing solicitor in Flitwick found using your comparison tool but have come across alternative fee calculations via the web look cheaper – why is this?

There are plenty of solicitors promoting self styled cheap conveyancing, yet more often than not supplementalcosts result in the completion fee totally different to the one you expected. Conveyancers are obliged to make sure that fees listed in terms and conditions should be equitable raised The law firms that we list for conveyancing in Flitwick specify all costs for the property you intend tobuy.

Just bought a detached house in Flitwick , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Flitwick conveyancing solicitor has been painfully slow, so I want to be sure that my name is registered.

As far as conveyancing in Flitwick is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. At present in the region of three quarters of submission are completed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration takes place after the purchaser has moved in to the property thus an expedited registration is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

I am purchasing my first flat in Flitwick benefiting from help to buy. The developers would not budge the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.

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 decided to have a survey carried out on a house in Flitwick prior to retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not give a loan on this type of premises.

It varies from the lender to lender. Santander has different instructions for example to Halifax. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Flitwick. Conveyancing may be slightly more expensive based on your lender's requirements.

Last August I purchased a leasehold flat in Flitwick. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a ground floor flat in Flitwick, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Flitwick with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2087

With 62 years left to run we estimate the price of your lease extension to span between £17,100 and £19,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.