I plan on purchasing a leasehold flat in Torquay. My Conveyancer is not on the lender solicitor panel. Is it possible for me to appoint my Torquay conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?

Your options include

• Carry on with your chosen Torquay lawyer but your lender will need to retain a conveyancer on their approved list. The net result is additional charges and probable delay.
• Appoint a new lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your solicitor to attempt to join the lender panel

Do the Building Society Association intend to launch a searchable register to to identify law firms on the Earl Shilton BS conveyancing panel for example in Torquay?

We have not been informed any plans on the part of the BSA to develop such a tool.

I am buying my first flat in Torquay with a loan from Aldermore. The sellers would not budge the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my lawyer about this side-deal as it could put at risk my mortgage 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 been on the look out for a flat up to £245,000 and identified one round the corner in Torquay I like with a park and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Torquay suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

I am contemplating choosing an online conveyancer ahead of a Torquay conveyancing practice. Am I making a mistake?

Numerous benefits exist in having the option attend a local Torquay conveyancing solicitor for instance

• signing documents on short notice
• having face-to-face explanations of matters you don't understand
• the ability to raise concerns if things need to addressed

When analysing estimates, look out for hidden extras. The majority decent Torquay high street solicitors give an all-inclusive price. Many online companies appear to offer discounted prices, yet have hidden 'extras' in the small print.