I am not well enough to travel far from Wilton. I would like to know the reason why all Wilton conveyancers are not on all lender panels?

As inequitable as it may appear for banks to restrict who can act for them, from the public’s or conveyancer’s standpoint, the other side of the coin is that mortgage companies are increasingly anxious and consider it essential to shield themselves against mortgage fraud. As a result of this concern banks are limiting their conveyancing panel to a size that they are happy to control.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Wilton. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Wilton?

On the day of completion you do not need to attend the conveyancers office in Wilton. Your solicitors will transfer the completion advance to the seller's lawyers, and once they have received this, you should be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

A friend pointed out to me me that in buying a property in Wilton there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?

We are aware of anumerous of properties in Wilton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Wilton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We previously appointed conveyancers based in Wilton on the Coventry BS solicitor approved list. They have just billed me a further charge for handling the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not dictated by Coventry BS but by your Wilton conveyancing practitioner. Some firms on the Coventry BS panel will levy an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

I am buying a new build house in Wilton with a mortgage from Yorkshire Building Society. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my solicitor about the extras as it would affect my loan with the bank. 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.

My father-in-law has suggested that I instruct his conveyancing solicitors in Wilton. Do I take his advice?

Much as we are happy to recommend a Wilton conveyancing lawyer the ideal way to select a conveyancing practitioner is to seek feedback from friends or relatives who have actually used the firm that you are are thinking of instructing.

What makes a Wilton lease unmortgageable?

There is nothing unique about leasehold conveyancing in Wilton. All 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:

Service charge per centages that don't add up correctly leaving a shortfall Repairing obligations to or maintain elements of the property

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Bank of Scotland, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.

I own a 1 bedroom flat in Wilton, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Wilton with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2099

With 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.