My wife and I are planning to buy a flat in Earl Shilton and are in fact using a Earl Shilton conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. HSBC Bank have this morning contacted us to inform me that they have now hit a problem as our Earl Shilton conveyancer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Earl Shilton lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I'm purchasing a new build house in Earl Shilton with a loan from Nottingham Building Society. The builders refused to move on the price so I negotiated 6k of extras instead. The estate agent suggested that I not to tell my conveyancer about the deal as it may impact my loan with the 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.

I decided to have a survey done on a house in Earl Shilton in advance of instructing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some lenders may not issue a mortgage on this type of house.

It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Earl Shilton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Earl Shilton to see if the conveyancing will be more expensive.

My step-father has encouraged me to use his conveyancing solicitors in Earl Shilton. Should I find my own solicitor?

Much as we are happy to recommend a Earl Shilton conveyancing lawyer the best way to select a conveyancing practitioner is to have feedback from friends or relatives who have actually previously instructed the firm you're considering.

My wife and I purchased a leasehold house in Earl Shilton. Conveyancing and Accord Mortgages Ltd mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Earl Shilton who acted for me is not around. Any advice?

First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Earl Shilton conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Earl Shilton Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

Please tell me if there are any major works in the near future that will likely add a premium to the service fees? Make sure you discover if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Earl Shilton. If you love the flatin Earl Shilton yet your dog is not allowed to live with you then you will be presented with a difficult decision. Many Earl Shilton leasehold properties will have a service bill for maintenance of the building set by the freeholder. Should you acquire the flat you will have to pay this contribution, normally periodically during the year. This may be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a rentcharge to be met annual, this is usually not a significant amount, say approximately £50-£100 but you need to enquire as on occasion it could be many hundreds of pounds.