I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Leconfield bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Leconfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

As long as the solicitor is on the bank panel, she or he must comply with the CML Handbook provisions for the lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am selling my house. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being pedantic. The Leconfield solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Aldermore have agreed my home loan in principle, my offer on a flat in Leconfield has been accepted, now what?

The estate agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up Aldermore or your financial adviser and finalise any outstanding paperwork. Aldermore will sellect a valuer who will get in contact with the estate agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Aldermore will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Leconfield.

I'm purchasing a new build house in Leconfield benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my lawyer about the side-deal as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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 have been advised by numerous estate agents in Leconfield to get a quote from a conveyancer on your site. Is there a financial incentive for Estate Agents to promote your site rather than alternative conveyancing organisations?

We refuse to make any referral fee for directing people in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I have recently realised that I have Seventy years left on my flat in Leconfield. I now want to extend my lease but my freeholder is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to locate the freeholder. For most situations a specialist should be useful to carry out a search and to produce a report which can be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Leconfield.

I purchased a 1 bedroom flat in Leconfield, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Leconfield with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2089

With 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

Our mortgage broker has recommended their solicitor for the conveyancing in Leconfield - Is it not simpler better to just instruct them?

You need to establish if the selling agent is recommending a lawyer or introducing to a lawyer. There are plenty of Leconfield estate agents who recommend two or three Leconfield conveyancing firms purely based on those lawyers offering a great service.