We wanted to use a property lawyer in Lifton for our house purchase. Our financial adviser informed us that our mortgage lenders Nottingham Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Banks tend to restrict either the type or the number of conveyancing practices on their panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, some have decided to limit the number of firms they allow to act for them. You should note that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are differing views about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Lifton only execute one or two conveyances a year.

Just bought a semi-detached house in Lifton , how long should it take for the Land Registry to register my ownership? My Lifton conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are concluded.

As far as conveyancing in Lifton registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd parties. Currently in the region of 80% of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration takes place after the new owner has moved in to the premises so post completion formalities is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build house in Lifton with a loan from Britannia. The developers refused to budge the amount so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it could impact my loan with Britannia. 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.

My partner has suggested that I appoint his conveyancers in Lifton. Should I use them?

Much as we are happy to recommend a Lifton conveyancing lawyer the best way to select a conveyancing practitioner is to get guidance from friends or relatives who have experience in using the conveyancer that you are contemplating using.

Back In 2005, I bought a leasehold flat in Lifton. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Lifton who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Lifton conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a split level flat in Lifton, conveyancing formalities finalised May 2010. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Lifton with a long lease are worth £227,000. The ground rent is £50 per annum. The lease ceases on 21st October 2097

With just 72 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.