Two weeks ago we had a mortgage agreed in principle with Virgin Money. Barrowden conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money done the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have decided to exercise my right to buy my property in Barrowden off the council. I have a mortgage offer with Skipton. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I currently have a mortgage with Bank of Ireland for my property in Barrowden. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel solicitor.

How does conveyancing in Barrowden differ for new build properties?

Most buyers of new build or newly converted property in Barrowden approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Barrowden tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Barrowden or who has acted in the same development.

What is different about your site and other online quote calculators when it comes to conveyancing in Barrowden?

At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Barrowden. As opposed to estate agents and brokerage sites we do not have referral arrangements with solicitors. Many agents and online brokers 'recommend' the firm paying the highest commission, as opposed to the best value conveyancing in Barrowden

My wife and I may need to rent out our Barrowden basement flat temporarily due to a career opportunity. We instructed a Barrowden conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Barrowden do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Barrowden Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Is the freehold owned jointly by the leaseholders? Be sure to enquire if there is anything that is prohibited in the lease. For instance some leases prohibit pets being permitted in certain buildings in Barrowden. If you love the flatin Barrowden but your dog can’t live with you then you will be presented with a hard decision.

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my apartment purchase in Barrowden , but I still want to proceed. What can I do?

You can agree a smaller deposit. Many vendors will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment