Our Upton conveyancer has uncovered a difference when comparing the information in the home valuation survey and what is in the legal papers for the property. My solicitor says that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

It is 10 years ago since I bought my house in Upton. Conveyancing lawyers have now been instructed on the sale but I can't find my deeds. Is this a major issue?

You need not be too concerned. First the deeds may be kept by your lender or they may still be with the conveyancers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Upton relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.

Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Upton?

Many commercial conveyancing solicitors in Upton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Upton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Upton.

For each commercial conveyancing transaction in Upton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Upton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Upton.

I'm purchasing a new build house in Upton with the aid of help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my conveyancer about the extras as it would adversely affect 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 am looking for a leasehold apartment up to £305k and identified one near me in Upton I like with a park and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Upton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.