My financial adviser has requested my Edingale law firm’s panel member for the HSBC conveyancing panel. How do I find this out. I have tried my local Edingale office but they cant find it on their system.

The sensible thing to do is ask for this information from your Edingale property lawyer . Most Edingale conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I am helping my niece sell her property in Edingale. Does the conveyancer arrange the EPC or it is for the owner to see to?

After the demise of HIPs, energy performance certificates became a required component of selling a house. An energy assessment needs to be to hand prior to the property being advertised. This is not as aspect of the sale process that law firms normally organise. Where you are instructing a Edingale conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established local assessors

My fiancee and I are in the process of viewing apartments in Edingale and I am now considering a potential offer. Is it best to have a solicitor on ‘stand by’? I will be getting a home loan with UBS.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are taking out a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

Clydesdale have agreed my mortgage in principle, my bid on a apartment in Edingale has been accepted, what are the next steps?

The estate agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up Clydesdale or your broker and complete any relevant forms. Clydesdale will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Clydesdale will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Edingale.

I am buying a new build house in Edingale benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this deal as it would affect my loan 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 need to appoint a conveyancing solicitor for some conveyancing in Edingale. I happened to discover a site which looks to be the ideal solution If it is possible to get all the legals completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I own a leasehold house in Edingale. Conveyancing and Coventry Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Edingale who previously acted has long since retired. Any advice?

First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Edingale conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a studio flat in Edingale, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Edingale with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease ends on 21st October 2095

With 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.