I am getting a mortgage with Santander. I intend to instruct a Licensed Conveyancer in Irby. 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 Building Society Association, open to Licensed Conveyancers regulated by the CLC.

At what point will exchange of contracts occur in purchase conveyancing in Irby and am I required to attend the lawyers branch?

If you are in close proximity to our conveyancing solicitors in Irby you are invited in to sign contracts. However, the firms we recommend offer a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Irby)to be in the office available at the end of the phone to exchange contracts.

I'm buying my first flat in Irby with a mortgage from Barnsley Building Society. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my lawyer about this deal as it will jeopardize my mortgage with Barnsley Building Society. 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.

There are only 72 years left on my lease in Irby. I am keen to extend my lease but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the freeholder. In some cases a specialist should be helpful to try and locate and to produce an expert document which can be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Irby.

I inherited a garden flat in Irby, conveyancing having been completed 9 years ago. 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 flats in Irby with an extended lease are worth £211,000. The ground rent is £45 per annum. The lease runs out on 21st October 2092

With only 67 years unexpired the likely cost is going to be between £10,500 and £12,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Is it true that a Irby conveyancing firm has court proceedings brought against them by clients for failing to conduct the right conveyancing investigations?

We are not aware of such a Irby conveyancing matter but according to a recent report, clients purchasing a house elsewhere in England successfully won a claim against their conveyancing practitioner due to development permission to build a wind farm not being identified in conveyancing searches.

Where you are contemplating buying a home in Irby It is critical that your property lawyer purchase all Irby conveyancing searches necessary making sure that you have relevant and current information before acquiring a property.