I had intended to instruct a conveyancing solicitor in Caversham for our house purchase. Our broker has since advised us that our mortgage lenders Yorkshire Building Society won't deal with them. Why is this not regarded as unfair competition?

Banks on the whole restrict either the category or the amount of conveyancing firms on their panel. Typical examples of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have reduced the amount of firms they permit to represent them. Be aware that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed opinions about the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Caversham only perform one or two conveyances per annum.

My wife and I purchased a semi-detached Victorian house in Caversham. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Caversham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the work.

I am buying my first flat in Caversham with a loan from Lloyds TSB Bank. The builders refused to reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my solicitor about this side-deal as it could impact my loan with Lloyds TSB Bank. 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Caversham I like with amenity areas and railway links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Caversham in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Caversham and how can you help?

The 1954 Act gives protection to business lessees, granting the a statutory right to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Caversham is one of the many areas of the UK in which the firms we work with have offices