I'm purchasing a new build house in Springwell benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it will affect my mortgage with the bank. Is this normal?.

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.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Springwell is the location of the property. What do you suggest?

Flying freeholds in Springwell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Springwell you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Springwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

What does commercial conveyancing in Springwell cover?

Commercial conveyancing in Springwell incorporates a wide array of guidance, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

Do you have any top tips for leasehold conveyancing in Springwell with the purpose of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Springwell can be reduced if you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ conveyancers.
If you have had conflict with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be concerned about purchasing a property where a dispute is unsettled. You may need to swallow your pride and 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 ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unresolved. You believe that you know the number of years left on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Springwell state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such changes. Where you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer in the first instance. Some Springwell leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I am the registered owner of a 2 bed flat in Springwell, conveyancing having been completed in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Springwell with a long lease are worth £170,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2102

With only 78 years unexpired we estimate the premium for your lease extension to span between £7,600 and £8,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

One month into buying a residence in Springwell. Conveyancing solicitor has told us the property is "Leasehold". Does this adversely affect our lender’s valuation?

Springwell conveyancing does not usually involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the marketability significantly.

At the other extreme, if it's, say, Sixty years it is bound to have a significant impact on the value, and probably wouldn't be acceptable to the lender. The length of lease and ground rent will be specified in the lease provided to your solicitor.