I am acquiring a maisonette in Shinfield and Arborfield. My Conveyancer is not listed on the lender solicitor panel. Can I still continue with my Shinfield and Arborfield conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

Your options include

• Carry on with your existing Shinfield and Arborfield lawyer but your mortgage company will no doubt appoint a property lawyer from their approved list. The net result is additional charges and probable frustration.
• Appoint a new conveyancing practitioner to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Convince your solicitor to seek to join the mortgage company panel

I'm purchasing my first flat in Shinfield and Arborfield with a loan from The Royal Bank of Scotland. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not disclose to my solicitor about this deal as it would put at risk my loan with the lender. 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Shinfield and Arborfield is the location of the property. Is there any guidance you can impart?

Flying freeholds in Shinfield and Arborfield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shinfield and Arborfield you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shinfield and Arborfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I need to retain a conveyancing solicitor for residential conveyancing in Shinfield and Arborfield. I happened to chance upon a site which looks to be the perfect answer If there is a chance to get all this stuff done via phone that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am tempted by the attractive purchase price for a couple of maisonettes in Shinfield and Arborfield which have about fifty years unexpired on the leases. should I be concerned?

There are plenty of short leases in Shinfield and Arborfield. The lease is a right to use the premises for a period of time. As the lease shortens the value of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this field.

I bought a basement flat in Shinfield and Arborfield, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Shinfield and Arborfield with a long lease are worth £190,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087

With just 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.