The Felling and Pelaw conveyancing firm handling our Felling and Pelaw conveyancing has identified a discrepancy between the assumptions in the home valuation survey and what is in the conveyancing documents. My lawyer informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications 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 both parties.

We wanted to use a conveyancing solicitor in Felling and Pelaw for our house move. Our financial adviser has since advised us that our mortgage lenders HSBC Bank won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies tend to imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the type of firm, some have decided to limit the number of firms they allow to represent them. You should note that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions concerning the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Felling and Pelaw only conduct a couple conveyances per annum.

I'm buying a new build house in Felling and Pelaw with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about the extras as it may affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

Am I right to be concerned by estate agents that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Felling and Pelaw conveyancing company?

As is the case with many service providers, often referrals from connections can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing deal; estate agents, financial adviser and banks might all recommend solicitors to appoint. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the discretion to select your own conveyancer. Don't forget that many mortgage providers have an approved list of law firms you are obliged to use for the lender related work in your home move.

I've found a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Felling and Pelaw. Conveyancing advisers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Felling and Pelaw ?

Most houses in Felling and Pelaw are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Felling and Pelaw in which case you should be shopping around for a Felling and Pelaw conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your lawyer should advise you fully on all the issues.

I am the registered owner of a garden flat in Felling and Pelaw, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Felling and Pelaw with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease terminates on 21st October 2086

You have 61 years remaining on your lease we estimate the premium for your lease extension to range between £18,100 and £20,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously 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.