Are all Totland Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Can I be sure that the Totland conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Totland seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.

We are getting a further advance on our mortgage from Principality as we wish to conduct alterations to our property in Totland. Are we obliged to select a local Totland solicitor on the Principality conveyancing panel to deal with the paperwork?

Principality would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

I'm purchasing my first flat in Totland with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my lawyer about this side-deal as it may impact my loan with Virgin Money. 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.

Am I right to be suspicious about 3rd parties that I am dealing with are suggesting an internet conveyancing firm rather than a local Totland conveyancing company?

As is the case with lots of service providers, often input from connections can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing deal; estate agents, financial adviser and banks may recommend lawyers to appoint. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to choose your own lawyer. However, bear in mind that the majority of lenders specify a panel list of conveyancers you must use for the lender related work in your transaction.

We're FTB’s - agreed a price, yet the agent advised that the vendor will only proceed if we appoint the agent's preferred lawyers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Totland

We suspect that the owner is unaware of this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Contact the owners directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your preferred Totland conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing thresholds set by senior management.

I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Totland. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Totland are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Totland so you should seriously consider shopping around for a Totland conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your lawyer should advise you fully on all the issues.

I bought a garden flat in Totland, conveyancing having been completed in 2005. How much will my lease extension cost? Equivalent flats in Totland with a long lease are worth £190,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2086

You have 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.