We are hoping to buy a newbuild apartment in Saffron Walden with a homeloan from Lloyds TSB Bank.We would like to retain our Saffron Walden conveyancing practitioner but Lloyds TSB Bank informed us her practice is not listed on their approved list of member firms. We have to appoint a Lloyds TSB Bank panel solicitor or retain our local solicitor and fork out for a Lloyds TSB Bank panel lawyer to represent them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?

No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Lloyds TSB Bank solicitor panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank

I have recentlyfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Saffron Walden for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Saffron Walden conveyancing specialists.

I am purchasing my first flat in Saffron Walden with a loan from Britannia. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not reveal to my solicitor about this deal as it would impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Completion is due on the sale of our £400,000 garden flat in Saffron Walden on Friday in a week. The management company has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Saffron Walden?

Saffron Walden conveyancing on leasehold apartments more often than not requires the purchaser’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to such questions most will be willing to assist. They are entitled to levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have little choice but to pay whatever is demanded if you want to sell the property.

I acquired a split level flat in Saffron Walden, conveyancing formalities finalised in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Saffron Walden with an extended lease are worth £227,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2096

With only 72 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

Builders have put forward a property lawyer and I've received a quote from them. It's nearly three hundred pounds cheaper than my local Saffron Walden lawyer. Should I use them?

Developers normally have panels of conveyancers who expedite matters and who know the developer’s documentation and conveyancing practitioner. As many developers offer an incentive to choose their approved lawyer for this reason, any increased fees can be avoided and a developer will not suggest a conveyancing warehouse and run the risk of having the transaction delayed when they demand an exchange in 28 days. A counter-argument for not agreeing to use the recommended lawyer is that they may prove reluctant to 'push' your interests for fear of upsetting the housebuilder. Where you have concerns that this may be the situation you should keep with your high street Saffron Walden conveyancing practitioner.