I plan on buying residence in Crick. My property lawyer has never been on on the mortgage company conveyancing list. Can I still continue with my Crick conveyancing solicitor even though they are not on the bank panel?

You have a couple of options available to you here

• Carry on with your chosen Crick conveyancer but your bank will undoubtedly use a property lawyer on their approved panel. The net result is additional cost together with potential frustration.
• Get a new conveyancer to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your property lawyer to pull out all the stops to get listed on the mortgage company conveyancing panel

I am buying a 4 bedroom semi-detached house in Crick. Our aim is to carry out an extension to the side at the house.Will legal conveyancing on the property involve investigations to ascertain if these works are prohibited?

Your property lawyer will review the registered title as conveyancing in Crick can occasionally reveal restrictions in the title documents which prohibit certain changes or necessitated the consent of a 3rd party. Some extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Completion of my purchase has taken place for my property in Crick. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I can not work out if my lender requires a lease extension. I have called into my local Crick building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Crick conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

Your solicitor has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 have been told that property searches are a common reason for obstruction in Crick house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Crick.

I'm buying a new build house in Crick benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about the side-deal as it could affect my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.

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 £305k and identified one near me in Crick I like with open areas and station in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Crick suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.