It has come to my attention via my mortgage adviser that my Yarmouth lawyer is not on the mortgage company Solicitor panel. How can I be sure that this is correct?

The sensible course of action for you to take is to call your Yarmouth conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

I had a mortgage agreed in principle with Barclays. Yarmouth conveyancing practitioners were instructed. How long does it take for Barclays to send the offer to the solicitor?

There is no definitive answer here. Have Barclays conducted the valuation? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Completion of my remortgage has taken place for my property in Yarmouth. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

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

Provided that the property lawyer is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Me and my brother have a renovated Edwardian house in Yarmouth. Conveyancing practitioner acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Yarmouth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the purchase.

I am buying a new build house in Yarmouth benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of extras instead. The property agent advised me not reveal to my conveyancer about the deal as it could jeopardize my mortgage with Barnsley Building Society. Should I keep quiet?.

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.

Expecting to complete next month on a studio apartment in Yarmouth. Conveyancing solicitors inform me that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Yarmouth should include some of the following:

The total extent of the premises. This will be the property itself but could also include a roof space or basement if relevant. The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Responsibility to repair and maintain the block. It is important for you to know which party is duty bound to repair and maintenance of every part of the building Whether your lease has a provision for a reserve fund? You need to be advised what constitutes a Nuisance in the lease

I bought a leasehold flat in Yarmouth, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Yarmouth with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2093

With only 68 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.