As someone unfamiliar with the Ketton conveyancing process what is the number one tip you can give me for the house moving process in Ketton

You may not hear this from too many lawyers but conveyancing in Ketton or throughout Rutland is an adversarial experience. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and even potentially your lender. Appointing a law firm for your conveyancing in Ketton should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to protect your best interests and to protect you.

On occasion a potential adversary will try and convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may tell you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Ketton with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

We are purchasing a 4 bedroom semi-detached house in Ketton. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to determine if these works were previously refused?

Your property lawyer should review the deeds as conveyancing in Ketton can sometimes identify restrictions in the title deeds which prohibit categories of alterations or need the consent of another owner. Some additions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.

I am the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Ketton. The Ketton property was put into my name in December. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some mortgage companies would take a sensible view as this provision primarily exists to identify subsales or the flipping of properties.

After much negotiation I have agreed a price on an apartment in Ketton. My mortgage broker suggested a conveyancer. I paid an advanced payment of £150. Soon after, the conveyancing practitioner contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Ketton with a loan from Barclays . The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my lawyer about this deal as it could impact my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

What are the frequently found deficiencies that you encounter in leases for Ketton properties?

There is nothing unique about leasehold conveyancing in Ketton. Most leases are individual and drafting errors can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage Insurance obligations

You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Leeds Building Society, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.

I purchased a 1 bedroom flat in Ketton, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Ketton with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2097

With 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.