We are planning to buy with Earl Shilton BS. I dropped in a few high street practices yet cant to find a Headley conveyancing firm on the Earl Shilton BS approved list. Could you assist?

Please do make the most of the search tool on this site. Please choose the mortgage company and type Headley or your preferred area and you will be presented with numerous solicitors offices in Headley or near you.

I am buying my first flat in Headley with a mortgage from Skipton Building Society. The builders refused to move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not disclose to my solicitor about the extras as it may adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a ground for flat up to £235,500 and identified one close by in Headley I like with amenity areas and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Headley in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

What tools are available to locate a Headley law firm on the Santander conveyancing panel? I have wheels and am willing to travel upto 20kilometers to meet the solicitor.

You can use the tool on this website. Please select a mortgage company and your location and you will see a number of Headley conveyancing lawyers locally. We have listed some Headley conveyancing firms towards the end of this page and you can call them to see if they are on the Santander panel

Jane (my partner) and I may need to rent out our Headley basement flat temporarily due to a new job. We instructed a Headley conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Headley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates 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 permission.

I purchased a 2 bed flat in Headley, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Headley with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease ceases on 21st October 2086

You have 60 years unexpired the likely cost is going to range between £20,000 and £23,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.