My husband and I decided to purchase a 2 bedroom flat in Bozeat with a loan from Halifax.We would like to retain our Bozeat conveyancing lawyer but Halifax says he's not on their "panel". We have to appoint a Halifax panel solicitor or keep our local solicitor and fork out for a Halifax panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Halifax approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax

I'm buying my first flat in Bozeat with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my lawyer about the extras as it may adversely affect my loan with Platform Home Loans Ltd. Should I keep quiet?.

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.

Due to the advice of my in-laws I had a survey completed on a property in Bozeat ahead of retaining solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a premises.

It varies from the lender to lender. Santander has different requirements from Nationwide. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bozeat. Conveyancing will be smoother if you use a solicitor in Bozeat especially if they are acquainted with such properties in Bozeat.

Am I right to be wary that estate agents that I am dealing with are suggesting a national conveyancing firm rather than a High Street Bozeat conveyancing company?

As with many service providers, often input from family and friends can be most helpful. Yet there are numerous people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all put forward conveyancers to retain. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to select your own lawyer. However, bear in mind that some lenders have an approved list of lawyers you have to use for the lender aspect of your house move.

What makes a Bozeat lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Bozeat. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the building

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Virgin Money, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I own a 1st floor flat in Bozeat, conveyancing having been completed 4 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Bozeat with over 90 years remaining are worth £181,000. The ground rent is £55 per annum. The lease terminates on 21st October 2075

With 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.