After what seems like an age a mortgage offer from NatWest for the remortgage of my 3 room maisonette is expected any day now. Are you able to propose a low cost conveyancing lawyer in Wootton?

This site is not designed to assist those in their quest for a cheap conveyancing in Wootton. We can offer you cost effective conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing brokers enticing you with low cost conveyancing in Wootton. At best, in choosing a lawyer for low cost conveyancing, you will earn what you pay for and at worst you will end up with a hefty uplift in extras and still not end up with the service expected.

We are selling our home in Wootton. Will my property lawyer need to be required to be on the Skipton conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Skipton 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 at the moment.

I'm buying my first flat in Wootton with a loan from Alliance & Leicester . The developers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative told me not inform my solicitor about this side-deal as it could put at risk my loan with Alliance & Leicester . Do I keep my lawyer in the dark?.

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 encouragement of my in-laws I had a survey completed on a house in Wootton before instructing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks may not issue a mortgage on this type of home.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wootton. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you provide any advice for leasehold conveyancing in Wootton with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Wootton can be reduced where you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers.
If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Wootton state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such works. Where you dont have the paperwork to hand you should not communicate with the landlord without contacting your solicitor in advance. Many freeholders or Management Companies in Wootton levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Wootton. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a property where a dispute is unresolved. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unresolved. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check via your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

I purchased a 1st floor flat in Wootton, conveyancing having been completed in 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Wootton with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2080

You have 55 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.