I am acquiring a brand new duplex in Reigate and my conveyancer is informing me that she is duty bound to the mortgage company to reveal incentives from the developer. I am under pressure to sign contracts and I would rather not delay the conveyancing. 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 lender 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.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Reigate 10 years ago no longer exist. What are my options?

In today’s world there are copies made of almost everything, and your solicitor will be aware exactly where to locate all the appropriate paperwork so you may buy or dispose of your property without a hitch. Where copies can’t be found, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.

Am I right to be suspicious about brokers that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Reigate conveyancing practice?

As is the case with many professional services, often referrals from relatives can be worth their weight in gold. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend solicitors to retain. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are at liberty to choose your own lawyer. Don't forget that most mortgage providers specify a panel list of conveyancers you are obliged to use for the lender aspect of your house move.

I today plan to offer on a house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Reigate. Conveyancing advisers have not yet been instructed. Will they explain the issues?

The majority of houses in Reigate are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Reigate in which case you should be looking for a Reigate conveyancing practitioner and check that they have experience in transacting on 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 with the house. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your lawyer will appraise you on the various issues.

I inherited a split level flat in Reigate, conveyancing having been completed March 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Reigate with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2088

With just 64 years unexpired we estimate the premium for your lease extension to be between £14,300 and £16,400 as well as costs.

The suggested premium range above 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. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

Is planning permission necessary to change a single dwelling into multiple appartments in Reigate? This has occurred to a property opposite to my home in Reigate and was unaware of it happening until the works were finished.

Planning Consent yes. Building Regulations yes.