I have just been advised by my mortgage broker that my Bromyard property lawyer is not on the bank Solicitor panel. What can I do to be sure if this is correct?

The first thing you need to do is to contact your Bromyard conveyancer. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

I am buying a new build house in Bromyard with a mortgage from Barclays . The sellers would not budge the amount so I negotiated £7000 of additionals instead. The property agent told me not disclose to my solicitor about the deal as it will impact my loan with the lender. 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.

I am looking for a flat up to £305k and identified one close by in Bromyard I like with a park and station nearby, however it only has 61 years on the lease. There is not much else in Bromyard suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

I want to let out my leasehold apartment in Bromyard. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Even though your previous Bromyard conveyancing lawyer is no longer around you can check your lease to see if it allows you to sublet the apartment. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you need to obtain permission via your landlord or some other party before subletting. The net result is you not allowed to sublet without prior permission. The consent should not be unreasonably turned down. If the lease prohibits you from subletting the property you should ask your landlord for their consent.

I invested in buying a split level flat in Bromyard, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bromyard with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2086

With 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

A licensed conveyancer acted on my conveyancing in Bromyard 5 years ago and was holding my deeds but has since been shut down – how do I retreive them?

Title deeds, as such, no longer exist as most homes in Bromyard are recorded digitally at Land Registry. Where you need to establish evidence of proprietorship or are selling or re-mortgaging your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.