At long last a loan agreement from NatWest for the refinancing of my single bedroom garden flat is to be issued by the end of next week. Are you able to recommend a low cost conveyancing law firm in Newton Ferrers?

This site is not designed to help those in pursuit of a cheap conveyancing in Newton Ferrers. Our intention is to offer cost effective conveyancing but we do not advertise as being the cheapest. Do not be swayed by brokers seducing you with ninety nine pound conveyancing in Newton Ferrers. At best, in going for cheap conveyancing, you will end up with what you pay for and at worst it will result in you being stung for extras and still not end up with the service required.

We are about to exchange contracts for a freehold house in Newton Ferrers. We have hit a snag. The mortgage offer with Barclays Direct expires on 21/3/2025 but the owners are putting forward a completion date of 25/3/2025. Is it possible to extend the mortgage expiry date?

The best person to address this concern is your conveyancer who will hopefully assess whether he or she is should be discussing with the bank, vendor’s solicitors, property agents or possibly all three taking into account the history of your transaction as of today.

Can I be sure that the Newton Ferrers conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Newton Ferrers obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.

My wife and I have organised the release of further monies on our home loan from Coventry BS as we want to conduct improvements to our property in Newton Ferrers. Do we need to choose a local Newton Ferrers solicitor on the Coventry BS conveyancing panel to deal with the paperwork?

Coventry BS would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Newton Ferrers solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Newton Ferrers postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Newton Ferrers.

I have been on the look out for a ground for flat up to £245,000 and found one close by in Newton Ferrers I like with amenity areas and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Newton Ferrers suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

I've recently bought a leasehold house in Newton Ferrers. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a garden flat in Newton Ferrers, conveyancing was carried out June 1999. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Newton Ferrers with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease expires on 21st October 2092

With just 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.