My IFA says he needs my Bamburgh law firm’s panel member for the Nationwide conveyancing panel. How do I obtain this. I have e-mailed my local Bamburgh office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Bamburgh . Most Bamburgh conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

We note that you have a post code search directory identifying law firms on the conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Bamburgh?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bamburgh.

I am purchasing my first flat in Bamburgh with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my lawyer about this side-deal as it will jeopardize 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 leasehold apartment up to £235,500 and identified one round the corner in Bamburgh I like with a park and transport links nearby, however it only has 49 years on the lease. There is not much else in Bamburgh in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

Taking into account that I am about to spend over three hundred thousand on a garden flat in Bamburgh I wish to have a conversation with the lawyer regarding theconveyancing in advance of giving the go ahead to the firm. Can this be arranged?

This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your conveyancing in Bamburgh.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Bamburgh should be the amount on the final invoice that you are charged.