I am getting closer to an exchange on a property in Tring and my mum and dad have transferred the 10% deposit to my property lawyer. I am now informed that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?

The lawyer is obliged to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

Is there a reason why leasehold purchase conveyancing in Tring is more expensive?

In short, leasehold conveyancing in Tring and Hertfordshire usually involve more work compared to freehold conveyancing. This includes analysing the lease terms, communicating with the landlord about serving applicable notices, obtaining up-to-date service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

I am purchasing my first flat in Tring with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep told me not inform my lawyer about this extras as it would impact my mortgage 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 the input of my in-laws I had a survey completed on a house in Tring before instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks will not give a mortgage on this type of premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tring. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tring to see if the conveyancing will be more expensive.

We have been informed by numerous family members that it should take 6-8 weeks for Tring conveyancing to complete.This was a month ago. The draft contract was only received to my property lawyer a few days ago so does the time start running now?

You should be realistic concerning timelines. Moving home in Tring takes on average about two months. This timeframe is not because property lawyer are slow and purposely delay matters. The amount of money involved in buying any residence is so high, the buyer’s conveyancing practitioner needing to carry out a wide range of enquiries, searches and other checks to protect the buyer and their lender (if there is to be a mortgage) from expensive, avoidable problems. Conveyancing in Tring involves seeking information from an array of different parties, including other conveyancing practitioner, local councils, private companies, building societies and banks. Many of these are efficient. Others aren't. Finally, it doesn't matter how quickly your lawyer do their job, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are up to speed.