We are nearing an exchange on a flat in Sands End and my parents have transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not arrived from me my lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The conveyancer is obliged to check with lender to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

How up to date is your search tool for Sands End conveyancing solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?

Sands End conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.

The deeds to my property are lost. The lawyers who dealt with the conveyancing in Sands End 5 years ago no longer exist. What are my options?

In today’s world there are duplicates made of almost everything, and your solicitor will be aware precisely where to locate all the suitable documentation so you can buy or sell your property without a hitch. Where duplicates can’t be located, your lawyer may be able to put in place insurance or indemnities against future claims on the property.

I am buying a new build flat in Sands End. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Sands End

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Having had my offer accepted I require leasehold conveyancing in Sands End. Before diving in I would like to find out the unexpired term of the lease.

Assuming the lease is registered - and most are in Sands End - 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 inherited a a ground floor purpose built flat in Sands End. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

in cases where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the price payable.

An example of a Freehold Enfranchisement case for a Sands End property is 29 Sisters Avenue in April 2013. The Tribunal camme to the conclusion that the entire freehold should be transferred by the landlord to the nominee purchaser. The price to be paid was the sum of £53,527. This had been arrived at by applying a deferment rate of 5.25% to the freehold reversion and relativity of 95.4% to the leasehold values. This case related to 4 flats. The remaining number of years on the lease was 85.78 years.