We are buying a 1 bedroom flat in Buntingford with a mortgage. We like our Buntingford conveyancer, but the lender says she’s not on their "panel". It seems we have little choice but to instruct one of the bank panel solicitors or retain our Buntingford and pay for one of their panel firms to represent them. This seems very unfair; are we not able to require that the bank use our Buntingford ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, 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. Another option that might be available is for your Buntingford conveyancing lawyer to apply to be on the conveyancing panel.

I purchased a freehold premises in Buntingford yet pay rent, why is this and what is this?

It’s unusual for properties in Buntingford and has limited impact for conveyancing in Buntingford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

We are selling our property in Buntingford and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Buntingford conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Buntingford. Having lived in Buntingford for many years we know of no issue. Should we contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I am purchasing my first flat in Buntingford with the aid of help to buy. The developers would not reduce the price so I negotiated £7000 of additionals instead. The property agent suggested that I not inform my lawyer about this deal as it may adversely affect my loan with the lender. Is this normal?.

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.

Buntingford Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

Most Buntingford leasehold flats will incur a service bill for the upkeep of the building levied on behalf of the management company. Where you purchase the apartment you will have to pay this amount, normally periodically during the year. This can differ from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a rentcharge to be met annual, ordinarily this is not a significant sum, say around £50-£100 but you need to enquire as occasionally it could be surprisingly expensive. Are there any major works anticipated that will increase the service costs? Is there a share of the freehold?