My partner and I are looking to acquire a home in Mexborough and have instructed a Mexborough conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. The Mortgage Works have this morning contacted us to inform me that there is now an issue as our Mexborough conveyancer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property requiring a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Mexborough lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Finally the sale completed on my house in Mexborough last June yet the purchaser is telephoning every few hours to say her conveyancer needs to hear from mine. What should have happened now that I have sold?

After completion of your house sale your solicitor should deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion steps unique to conveyancing in Mexborough.

Should my conveyancer be asking questions regarding flooding during the conveyancing in Mexborough.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Mexborough. Some people will acquire a house in Mexborough, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Mexborough. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer may commence a legal claim for losses as a result of such an misleading answer. The purchaser’s lawyers will also carry out an environmental search. This will higlight if there is a recorded flood risk. If so, additional inquiries should be carried out.

I'm purchasing a new build house in Mexborough with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my solicitor about this side-deal as it will jeopardize my loan with the lender. Should I keep quiet?.

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.

Due to complete next month on a garden flat in Mexborough. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Mexborough should include some of the following:

You must be informed what constitutes a Nuisance in the lease Where does the liability rest for repairing the window frames specifics of the parties to the lease, e.g. these could be the tennant, superior lessor, freeholder Rent payments - what is due and when you need to pay, and be on notice if this is subject to change You should know if the lease allows you to change or upgrade anything in the flat- you should be made aware as to whether it relates to all alterations or just structural alteration, and whether consent is mandated necessary

I invested in buying a basement flat in Mexborough, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Mexborough with over 90 years remaining are worth £201,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2090

With 65 years remaining on your lease we estimate the price of your lease extension to range between £13,300 and £15,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.