I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Windlesham with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

A relative advised me that in buying a property in Windlesham there could be various restrictions preventing external changes to a property. Is this right?

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

Can you help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for Windlesham conveyancing?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

I have decided to exercise my right to buy my property in Windlesham off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I need some expedited conveyancing in Windlesham as I have pressure to complete in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to have searches carried out although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Windlesham the following are examples of what can arise and therefore impact market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

I have been on the look out for a flat up to £245,000 and found one round the corner in Windlesham I like with amenity areas and railway links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Windlesham in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I want to sublet my leasehold apartment in Windlesham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

A lease dictates the relationship between the landlord and you the leaseholder; specifically, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Windlesham do not prevent subletting altogether – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I purchased a garden flat in Windlesham, conveyancing having been completed May 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Windlesham with a long lease are worth £202,000. The ground rent is £60 invoiced annually. The lease expires on 21st October 2080

With 56 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.