We see that you have a post code search directory listing law firms on the Nottingham conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Stanmore?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stanmore.

Will our lawyer be raising enquiries about flooding as part of the conveyancing in Stanmore.

Flooding is a growing risk for conveyancers specialising in conveyancing in Stanmore. There are those who purchase a house in Stanmore, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Stanmore. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine whether the premises has historically flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a legal claim for losses as a result of such an misleading answer. A purchaser’s lawyers should also commission an enviro search. This will indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I am buying a new build house in Stanmore benefiting from help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about the side-deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

In searching the world wide web for the words conveyancing in Stanmore it brings up many conveyancersin the vicinity. How do I determine which is the suitable conveyancing solicitor for my move?

The preferential way of finding the right conveyancer is via trusted testimonial, so enquire of colleagues and those you trust who have purchased a property in Stanmore or a local estate agent or mortgage broker. Fees for conveyancing in Stanmore vary, so it's sensible to secure a minimum of three quotes from different property lawyers. Be sure to secure confirmation that the costs are guaranteed not to increase.

Can you provide any advice for leasehold conveyancing in Stanmore from the point of view of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Stanmore can be avoided if you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ conveyancers.
If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Stanmore state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord consenting to such changes. Where you fail to have the consents to hand you should not communicate with the landlord without contacting your conveyancer in the first instance. If you hold a share in a the Management Company, you should ensure that you are holding the original share certificate. Arranging a new share certificate can be a lengthy process and delays many a Stanmore conveyancing deal. If a new share certificate is needed, you should approach the company officers or managing agents (where relevant) for this as soon as possible. Many landlords or managing agents in Stanmore levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Stanmore. Some Stanmore leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Stanmore conveyancing firm to act on my behalf?

Most definitely. We can put you in touch with a Stanmore conveyancing firm who can help.

An example of a Lease Extension decision for a Stanmore flat is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case related to 1 flat. The unexpired term as at the valuation date was 70.25 years.