I can not work out if my bank requires a lease extension. I have called my Hanslope building society branch on various occasions and was informed it wasn't a problem and they would lend. My Hanslope conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your lawyer must follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being a right pain. The Hanslope solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Hanslope is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Hanslope differ for newly converted properties?

Most buyers of new build premises in Hanslope approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Hanslope typically buy the real estate, 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 property lawyers 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 Hanslope or who has acted in the same development.

I am looking for a leasehold apartment up to £305k and found one near me in Hanslope I like with a park and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Hanslope suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

My business partner and I are intending to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Hanslope for below £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Hanslope, including the sale and purchase of businesses as well as simply property. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. As for the costs this will depend on the structure and complexity of the deal. Please provide us with your contact information or call us so that we may supply you with comprehensive commercial conveyancing quote.

I’m about to sell my basement apartment in Hanslope.Conveyancing has not commenced but I have just received a yearly maintenance charge demand – what should I do?

The sensible thing to do is pay the service charge as normal given that all ground rent and maintenance invoices should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially