Do I need to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Lound so that I can attend their offices if required.

These days approved lawyers for banks carry out their work through the post, internet or over the phone. This enables them to conduct the conveyancing transaction no matter where you live in England or Wales. That being said you should see if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.

My wife and I purchasing a terrace house in Lound. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to see if these works are permitted?

Your solicitor will review the registered title as conveyancing in Lound will occasionally identify restrictions in the title documents which restrict certain works or need the consent of a 3rd party. Some additions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

I have a mortgage with Kent Reliance for my property in Lound. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?

Kent Reliance must be informed of your intention prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel solicitor.

After months of negotiation I have agreed a price on a house in Lound. My mortgage broker suggested a property lawyer. I paid an on account payment of £225. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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 am buying a new build house in Lound benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my conveyancer about the deal as it would put at risk my mortgage with Virgin Money. 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.

What advice can you give us when it comes to finding a Lound conveyancing firm to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Lound conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Lound conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

How familiar is the practice with lease extension legislation? What volume of lease extensions has the firm carried out in Lound in the last 12 months?

I own a basement flat in Lound, conveyancing having been completed April 1996. 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? Comparable properties in Lound with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2074

With only 50 years left to run the likely cost is going to range between £31,400 and £36,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

I've found a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Lound. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Lound are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Lound in which case you should be looking for a Lound conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.