Please help - my lawyer says that lack of planning permission insurance is needed on my purchase. What is the level of cover for Furzedown conveyancing?

The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

I am buying a property in Furzedown. An unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is TSB your lawyer must comply with the formal requirements set out in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Furzedown.

It is unclear whether my lender requires a lease extension. I have called my Furzedown building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Furzedown conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the property lawyer is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Furzedown?

Many commercial conveyancing solicitors in Furzedown will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Furzedown. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Furzedown.

For every commercial conveyancing transaction in Furzedown it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Furzedown commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Furzedown.

I am buying my first flat in Furzedown benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about the deal as it may jeopardize my mortgage with Coventry Building Society. 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.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Furzedown is where the house is located. What do you suggest?

Flying freeholds in Furzedown are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Furzedown you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Furzedown may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I own a leasehold flat in Furzedown. Conveyancing was completed in 21012. I have been told that I mustn’t allow the lease length fall too low. Why is that a problem?

Furzedown domestic long term leases are for a set term - usually 99 years when they commenced. However a significant appartments in Furzedown were built or converted 20 or more years ago and so these leases now have under 80 years remaining. That may seem like plenty of time but Banks, Building Societies and other mortgage companies generally require leases to have a minimum of seventy five years remaining to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are getting close to seventy five years. To increase your property value you should be thinking about whether to extend your lease well in advance of selling the property. There are also advantages to taking action before the lease reaches even 80 years as when the lease is less than eighty years the amount you have to pay to extend starts to increase.