My IFA has asked me for my Northfield law firm’s panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have tried my local Northfield branch but they have not responded to me.

Have you tried speaking to your Northfield conveyancer about this?. Most Northfield law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Various web forums that I have visited warn that are the main cause of delay in Northfield house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Northfield.

I'm buying my first flat in Northfield with a mortgage from HSBC Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my solicitor about the deal as it would put at risk my mortgage with the bank. 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.

We're novice buyers - agreed a price, but the estate agent has warned us that the vendor will only proceed if we appoint their chosen lawyers as they want a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Northfield

We suspect that the owner is unaware of this requirement. If they require ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they understand (a)you are motivated buyers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Northfield conveyancing solicitors - as opposed tothe ones that will give their negotiator at the agency a referral fee or hit his conveyancing targets set by senior management.

Having had my offer accepted I require leasehold conveyancing in Northfield. Before I get started I would like to find out the unexpired term of the lease.

Assuming the lease is registered - and most are in Northfield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 2 bed flat in Northfield, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Northfield with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2087

You have 64 years unexpired we estimate the price of your lease extension to span between £14,300 and £16,400 as well as legals.

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 are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.