Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Higher Kinnerton so that I can attend their offices when needed.

As opposed to 15 years ago, the vast majority banks no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still distinct benefits to using a local solicitor, in your case a conveyancing solicitor in Higher Kinnerton.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Higher Kinnerton?

Many commercial conveyancing solicitors in Higher Kinnerton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Higher Kinnerton. 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 Higher Kinnerton.

For each commercial conveyancing transaction in Higher Kinnerton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Higher Kinnerton commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Higher Kinnerton.

Me and my brother have a semi-detached Victorian house in Higher Kinnerton. Conveyancing lawyer represented me and Clydesdale. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Higher Kinnerton and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.

I'm purchasing a new build house in Higher Kinnerton benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my lawyer about the extras as it will put at risk my loan with the lender. Should I keep quiet?.

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 tempted by the attractive purchase price for a two maisonettes in Higher Kinnerton which have approximately fifty years left on the lease term. Will this present a problem?

There are no two ways about it. A leasehold flat in Higher Kinnerton is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. For most buyers and mortgage companies, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Higher Kinnerton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I invested in buying a garden flat in Higher Kinnerton, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Higher Kinnerton with a long lease are worth £181,000. The ground rent is £55 per annum. The lease ceases on 21st October 2074

You have 50 years left to run we estimate the premium for your lease extension to range between £32,300 and £37,400 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.