Do lenders provide you with an approved list of Weldon conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?

Weldon conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I am assisting my aunt sell her flat in Weldon. Will the conveyancing solicitor commission the energy assessment or should I organise this?

After the abolition of Home Packs, energy assessments was retained a mandatory element of selling a property. An energy performance certificate needs to be commissioned before the property is advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Weldon conveyancing practitioner they might help arrange energy assessments due to their contacts with reputable Weldon accredited person

We have a mortgage agreed in principle with Santander. Weldon conveyancing practitioners have been chosen. How long does it take for Santander to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Santander completed the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Weldon solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Weldon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am buying my first flat in Weldon with a mortgage from Chelsea Building Society. The builders refused to budge the price so I negotiated £7000 of additionals instead. The sale representative told me not reveal to my solicitor about this deal as it could jeopardize my mortgage with the bank. 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.

Due to the guidance of my in-laws I had a survey completed on a house in Weldon in advance of appointing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies may not issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Weldon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Weldon to see if the conveyancing costs will increase in light of this.

I have just started marketing my 2 bed flat in Weldon. Conveyancing has not commenced, but I have just had a yearly maintenance charge invoice – what should I do?

The sensible thing to do is clear the service charge as usual because all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a ground floor flat in Weldon, conveyancing was carried out February 2005. How much will my lease extension cost? Similar flats in Weldon with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2075

With 51 years remaining on your lease we estimate the price of your lease extension to range between £30,400 and £35,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously 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.