The Maulden conveyancing firm handling our Maulden conveyancing has uncovered an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My lawyer informs me that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach right?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

My wife and I are planning on selling our property in Maulden and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Maulden lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing outfit rather than a conveyancing solicitor in Maulden. We have lived in Maulden for 5 years we know that this is a non issue. Should we contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

How simple is it to use your search tool to get a fee calculation from a conveyancing lawyer in Maulden on the approved list for my mortgage?

1st select a lender such as Nationwide Building Society, The Mortgage Works or Clydesdale then choose your preferred area such as Maulden. Conveyancing organisations in Maulden and nationally will then be shown.

I am looking at a couple of maisonettes in Maulden which have about forty five years left on the leases. should I be concerned?

There are no two ways about it. A leasehold apartment in Maulden is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of purchasers and mortgage companies, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Maulden conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a 1 bedroom flat in Maulden, conveyancing having been completed in 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? Equivalent properties in Maulden with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2083

With 58 years unexpired we estimate the premium for your lease extension to be between £22,800 and £26,400 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account 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 seeking the advice of a professional.

At what point do I pay the Stamp Duty Land Tax chargeable for my Maulden house purchase?

Most lawyers tend to fill out a Land Transaction Return Form on your behalf during your Maulden purchase transaction for signature. On completion your conveyancing practitioner will submit your STL application to the Inland Revenue and - as long as they have the money - discharge any Stamp Duty liability for you.