My husband and I are acquiring a newly constructed flat in Much Hadham and my lawyer is advising me that she has to the bank to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and my preference is not to delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My bid for a property was accepted at auction in Much Hadham. Conveyancing is necessary. What happens now?

Given that you are now exchanged you should instruct a conveyancing lawyer quickly as you are faced with a tight a fixed date to complete the deal. An auction property should have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete on the on the contractual date .

I am buying a property in Much Hadham. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Principality your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Much Hadham.

Intending to buy a maisonette in Much Hadham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Much Hadham conveyancer is on the Leeds Building Society conveyancing panel.

Will our lawyer be raising enquiries regarding flooding as part of the conveyancing in Much Hadham.

Flooding is a growing risk for conveyancers dealing with homes in Much Hadham. Some people will buy a house in Much Hadham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a various checks that can be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Much Hadham. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to find out if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer could bring a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers will also order an enviro report. This should reveal if there is a recorded flood risk. If so, further investigations should be carried out.

Are there any apps to assist me to identify a Much Hadham law firm on the Barclays Direct conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the solicitor.

Feel free to make use of the search on this website. Please select a bank and your location and you will see a number of Much Hadham conveyancing lawyers located nearest you. We have listed some Much Hadham conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the Barclays Direct member panel

I am in need of some leasehold conveyancing in Much Hadham. Before I get started I want to be sure as to the number of years remaining on the lease.

If the lease is registered - and most are in Much Hadham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1st floor flat in Much Hadham, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Much Hadham with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2090

With just 66 years remaining on your lease we estimate the premium for your lease extension to span between £12,400 and £14,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should 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.