My friend suggested that where I am buying in Horncastle I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Horncastle conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Horncastle around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Horncastle.

I'm purchasing my first flat in Horncastle with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the side-deal as it will jeopardize my loan with Britannia. Is this normal?.

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.

Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Horncastle I like with a park and station nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Horncastle suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could 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 consult your conveyancing solicitor regarding this matter.

I'm remortgaging my existing home to a BTL loan with Yorkshire Building Society and intend to use the remaining equity as a down payment on another property. The neighborhood we are looking at is Horncastle. Will your conveyancers be able to act for the two banks and tie in the two deals?

Do use our comparison tool on this page to ensure that the lawyers are approved by both lenders. Assuming that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and communicate your desired outcome and requirements.

I have noted on numerous online forums that when selecting a conveyancing lawyer they need approved by your bank. It happens to be my first house move but I have an AIP via Santander and I already have a high street conveyancing solicitor in Horncastle on standby. Will HSBC need an approved conveyancer to be selected? Does a list of panel solicitors even exist for my conveyancing in Horncastle?

You should instruct a solicitor that is on the HSBC panel. The simplest thing to do is telephone your chosen Horncastle conveyancing solicitor to check if they are on the HSBC panel. If they are not approved you have numerous options available to you here:

• Proceed with your preferred Horncastle conveyancer but HSBC will no doubt appoint a solicitor from their approved panel. This will result in additional charges together with potential interruption.
• Appoint a fresh conveyancing practitioner to act in the purchase, making sure they are on the HSBC conveyancing panel.
• Appeal to your lawyer to seek to join the lender panel.