Completed the sale of my flat in Wolstanton last May but my buyer keeps e-mailing daily complaining that her solicitor is waiting to hear from mine. What are the post completion sale legalities following completion?

Following your disposal your conveyancer should forward the transfer documentation and all of the paperwork to the buyer’s solicitors. If applicable, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion steps peculiar conveyancing in Wolstanton.

My flat in Wolstanton is up for sale and I have accepted an offer. Will the conveyancing practitioner need to be on the Bank of Ireland conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

I require quick conveyancing in Wolstanton as I have a deadline to exchange contracts inside one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to have searches conducted although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Wolstanton the following are examples of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I am purchasing my first flat in Wolstanton with a mortgage from Accord Mortgages Ltd. The sellers refused to budge the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my conveyancer about this deal as it will impact my mortgage with the bank. Should I keep quiet?.

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.

What are the common deficiencies that you encounter in leases for Wolstanton properties?

There is nothing unique about leasehold conveyancing in Wolstanton. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Barnsley Building Society, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

I bought a basement flat in Wolstanton, conveyancing was carried out in 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Wolstanton with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2099

With just 75 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns 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 before seeking the advice of a professional.