I'm buying a new build house in Seascale with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not reveal to my conveyancer about the deal as it may affect my mortgage with Clydesdale. Is this normal?.

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

I am looking for a ground for flat up to £195,000 and found one round the corner in Seascale I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Seascale suitable, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

My company is wishing to lease a unit on a shopping parade. Can you recommend lawyers offering no-move-no fees for non-domestic conveyancing in Seascale for less than 2k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Seascale, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the costs these will vary based on the structure and terms of the proposed transaction. Let us have your details or phone us so that we may furnish you with a fixed commercial conveyancing calculation.

Completion is due on the sale of our £475,000 garden flat in Seascale next Monday. The landlords agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Seascale?

Seascale conveyancing on leasehold apartments usually involves the purchaser’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to answer such questions the majority will be willing to assist. They are entitled to levy a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The management information fee demanded by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, without which the invoice is not strictly payable. Reality however dictates that one has little option but to pay whatever is demanded should you wish to sell the property.

I own a leasehold flat in Seascale, conveyancing was carried out March 2012. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Seascale with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease ends on 21st October 2084

With just 60 years left to run we estimate the price of your lease extension to be between £20,000 and £23,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. 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 seeking the advice of a professional.

I am looking for Seascale conveyancing quotes online. Can I be sure that all the Seascale firms that are listed on your directory are on the bank conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Seascale firm being on the lender conveyancing panel is incorrect.