I went with a Stamfordham based solicitor for our conveyancing in Stamfordham recently. Upon checking the terms of engagement I seeI am liable for charges even where the transaction does not complete. Should I go with them or select an on-line conveyancing brokerage promoting no move no charge conveyancing in Stamfordham?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to cover the transactions that abort. Please beware that these deals generally do not cover outlay such as Stamfordham conveyancing search charges.

I'm buying a new build house in Stamfordham with a loan from Barnsley Building Society. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my conveyancer about this side-deal as it could jeopardize my mortgage with Barnsley Building Society. Is this normal?.

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.

I opted to have a survey carried out on a house in Stamfordham before retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies tend refuse to give a loan on such a house.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stamfordham. Conveyancing will be smoother if you use a solicitor in Stamfordham especially if they are accustomed to such properties in Stamfordham.

Is it possible to change firm as I have to appoint a firm on the Barclays Direct conveyancing panel. I hired a local conveyancing solicitor in Stamfordham five minutes from me but he is not approved by Barclays Direct

It would be our pleasure to help you select a conveyancing solicitor in Stamfordham on the Barclays Direct panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Stamfordham. Using search facility on this site, you can scrutinise costs for conveyancing solicitors in Stamfordham and beyond.

Are there common defects that you encounter in leases for Stamfordham properties?

Leasehold conveyancing in Stamfordham is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.

I bought a 1 bedroom flat in Stamfordham, conveyancing was carried out in 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Stamfordham with over 90 years remaining are worth £202,000. The ground rent is £60 yearly. The lease comes to an end on 21st October 2081

With 57 years unexpired the likely cost is going to be between £28,500 and £33,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.