I'm purchasing my first flat in Bonvilston with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not disclose to my lawyer about this side-deal as it will put at risk my mortgage with Birmingham Midshires. Is this normal?.

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 £245,000 and identified one close by in Bonvilston I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Bonvilston in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

We're new to the buying process - agreed a price, yet the selling agent told us that the owners will only proceed if we appoint the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a high street solicitor used to conveyancing in Bonvilston

We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to use your own,trusted Bonvilston conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a introducer fee or achieve conveyancing thresholds pre-set by head office.

I've found a house that seems to meet my requirements, at a great price which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Bonvilston. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

The majority of houses in Bonvilston are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Bonvilston so you should seriously consider looking for a Bonvilston conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should advise you fully on all the issues.

I invested in buying a studio flat in Bonvilston, conveyancing was carried out 3 years ago. How much will my lease extension cost? Equivalent properties in Bonvilston with a long lease are worth £201,000. The ground rent is £45 yearly. The lease terminates on 21st October 2089

You have 65 years left to run the likely cost is going to range between £13,300 and £15,400 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

Should one as executor remove a deceased person's details from the title register for a house in Bonvilston?

Where a Bonvilston property is jointly owned and one of the owners dies, the name will not immediately be removed from the title deeds. It is not necessary to amend the title as in the event of a disposal you would just be required to supply proof as to the reason the joint owner is not a party to the transfer, normally this takes the form of a grant of probate.

With the aim of making the sale conveyancing smoother in the future you may arrange to have the deceased party removed from the title by submitting an application to HMLR with proof of the death. There is no charge from the Registry for this service.