Forgive me if this question is silly but I am unseasoned as a first time purchaser of a garden flat in Werrington. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Werrington?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

After months of negotiation I have agreed a price on an apartment in Werrington. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £175. A few days later, the conveyancing practitioner contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

About to purchase house in Werrington. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Werrington property lawyer is on the Leeds Building Society conveyancing panel.

2 months have gone by following my purchase conveyancing in Werrington took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build house in Werrington with a loan from Nottingham Building Society. The sellers would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not inform my solicitor about this side-deal as it will impact my loan with Nottingham Building Society. 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.

I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Werrington I like with amenity areas and station nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Werrington for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

My a decade ago. He has been married, widowed and is now remarried. He will be selling the flat in a couple of months. I suspect that he will just be requested to provide a copy of the marriage certificates to the conveyancing practitioner however he is anxious it will delay the conveyancing. Is it worth updating the Land Registry information for the property?

The is no need to bring up to date the register as long as you have the proof needed to demonstrate how the change of name occurred.

Any purchaser’s conveyancer will check the land registry entries and ask for evidence by way of proof of the change of name for example marriage documentation.