Completed the sale of my flat in Bromyard last August yet the purchaser is telephoning every few hours to say their lawyer needs to hear from mylawyer. What are the post completion sale legalities following completion?

Following your disposal your solicitor is duty bound to send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your solicitor must also send confirmation that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements just for conveyancing in Bromyard.

Can you clarify what the consequences are if my lawyer’s firm is removed from the RBS Solicitor panel ahead of completing my conveyancing in Bromyard?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

five months have gone by since my purchase conveyancing in Bromyard completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build house in Bromyard with a mortgage from HSBC Bank. The builders refused to budge the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my conveyancer about this extras as it could jeopardize my mortgage with the bank. 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 have been on the look out for a flat up to £245,000 and identified one close by in Bromyard I like with open areas and station in the vicinity, however it's only got 49 remaining years left on the lease. I can't really find anything else in Bromyard in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.