It has taken forever and a day but a loan offer from Santander for the remortgage of my single room apartment is to be issued by the end of next week. Are you able to suggest a low cost conveyancing practitioner in Leegomery?

This site is not designed to assist those in their quest for the cheapest conveyancing solicitors in Leegomery. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint brokers seducing you with £99 conveyancing in Leegomery. In your best case scenario, in going for cheap conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not end up with the service required.

Our conveyancer has discovered a defect with the lease for the apartment we are buying in Leegomery. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must check that the mortgage company is content with this solution. Who is the client here, us or the bank?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions must be adhered to.

There are plenty of conveyancing solicitors in Leegomery but how do I know who's good?

We would encourage you not to go for the lowest Leegomery conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We have a mortgage agreed in principle with RBS. Leegomery conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from RBS?

Some lenders take longer than others. Have RBS done the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Leegomery solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build house in Leegomery benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of extras instead. The estate agent told me not reveal to my solicitor about this side-deal as it could 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.

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Leegomery and how can your lawyers assist?

The particular law that you refer to affords protection to business tenants, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Leegomery is one of our many locations in which the firms we work with are located