I require expedited conveyancing in Killamarsh as I am under pressure to exchange contracts within one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?

As you are are a cash purchaser you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Killamarsh the following are examples of issues that can show up and adversely impact the marketability of the property: Enforcement Actions, Overdue Fees, Outstanding Grants, Railway Schemes,...

I am buying a new build house in Killamarsh with the aid of help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my solicitor about this extras as it will put at risk my loan 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.

We're novice buyers - agreed a price, yet the property agent informed us that the owners will only move forward if we appoint the agent's chosen lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Killamarsh

We suspect that the seller is not behind this demand. If they want ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to use your own,trusted Killamarsh conveyancing lawyers - rather thanthose that will provide the estate agent a commission or hit his conveyancing thresholds set by HQ.

I am attracted to a two apartments in Killamarsh both have in the region of forty five years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Killamarsh. The lease is a right to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and results in it becoming more costly to extend the lease. This is why it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.

I acquired a ground floor flat in Killamarsh, conveyancing having been completed April 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Killamarsh with over 90 years remaining are worth £190,000. The ground rent is £45 yearly. The lease ceases on 21st October 2086

With only 62 years unexpired we estimate the premium for your lease extension to be between £17,100 and £19,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

Much to my surprise my conveyancer in Killamarsh has requested from me identification documents asserting that this is part of his retainer as a solicitor on the mortgage company Conveyancing panel. Am I being spun a yarn?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Killamarsh