I'm purchasing my first flat in West Dean with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The property agent told me not to tell my solicitor about the extras as it may adversely affect my loan with the bank. 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 was pointed in your direction by numerous property agents in West Dean to find a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers rather than alternative conveyancing organisations?

We refuse to give any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

My uncle has recommend that I instruct his lawyers for conveyancing in West Dean. Should I find my own conveyancer?

No doubt the ideal way to choose a conveyancing lawyer is to have feedback from friends or relatives who have previously instructed the firm you're contemplating using.

What are the common deficiencies that you come across in leases for West Dean properties?

There is nothing unique about leasehold conveyancing in West Dean. All leases are unique and drafting errors can result in certain sections are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, The Mortgage Works, and TSB all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

West Dean Leasehold Conveyancing - Examples of Queries Prior to buying

Is the freehold reversion owned collectively by the tenants? It would be sensible to find out if the the lease contains any adverse restrictions in the lease. For example it is fairly common in West Dean leases that pets are not allowed in certain buildings in West Dean. If you love the propertyin West Dean yet your cat is not allowed to live with you then you will be faced hard choice. Most West Dean leasehold properties will incur a service charge for the upkeep of the block invoiced by the freeholder. Should you acquire the flat you will have to pay this contribution, normally quarterly during the year. This could be anything from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a rentcharge to be met yearly, this is usually not a significant figure, say approximately £25-£75 but you need to check as sometimes it could be many hundreds of pounds.

My lender have just issued us with a mortgage offer. We have retained a reputable conveyancer in West Dean last week. Today, our mortgage adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the mortgage company had a say Is this legal?

You are permitted to instruct any lawyer you prefer to instruct for your conveyancing in West Dean but if they are not on the your lender's approved list you must incur an extra fee so your lender can retain their own conveyancer too. On occasion it is possible your preferred conveyancing firm to get included on to the bank panel. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in West Dean on the lender panel. You can go into your high street mortgage company branch in West Dean. They will know some good conveyancing solicitors in West Dean on the panel for your lender.