My solicitor has identified a a legal deficiency with the lease for the property we are buying in Lindfield. The other side have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the mortgage company ?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions must be adhered to.

My husband and I are purchasing a purpose built flat in Lindfield with a residential mortgage from Chelsea Building Society.We like our Lindfield conveyancing solicitor but Chelsea Building Society says he's not on their "panel". we are left little option but to use a Chelsea Building Society panel firm or keep our local solicitor and pay for a Chelsea Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?

Unfortunately,no. The home loan issued to you contains various provisions, a common one being that solicitors will be on the Chelsea Building Society conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Chelsea Building Society

I have a 4 bedroom Victorian house in Lindfield. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lindfield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who conducted the purchase.

I'm purchasing a new build house in Lindfield with a loan from National Westminster Bank. The developers would not move on the price so I negotiated £7000 of extras instead. The sale representative told me not disclose to my lawyer about the side-deal as it will put at risk my loan with the lender. 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 have miscalculated my finances and am a couple of grand short a 10% deposit on my apartment purchase in Lindfield , but I am keen go ahead. Do I have options?

You can accept a lower deposit. Many sellers will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second