My husband and I are buying a newly constructed flat in Fordingbridge and my lawyer is informing me that she is duty bound to the lender to disclose incentives from the developer. I am nearing the developer’s deadline to sign contracts and I don't want to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I purchased a freehold house in Fordingbridge but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Fordingbridge and has limited impact for conveyancing in Fordingbridge but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

My solicitor has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Fordingbridge conveyancing?

The appropriate level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

Is it the case that all Fordingbridge CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Two weeks ago we had a mortgage agreed in principle with Principality. Fordingbridge conveyancing lawyers were chosen. How long does it take for Principality to issue the offer to the lawyer?

Some lenders take longer than others. Have Principality conducted the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My father has suggested that I appoint his conveyancers in Fordingbridge. Should I find my own solicitor?

Much as we are happy to recommend a Fordingbridge conveyancing lawyer the ideal way to find a conveyancing practitioner is to have guidance from friends or family who have actually used the solicitor that you are considering.

My wife and I purchased a leasehold house in Fordingbridge. Conveyancing and Aldermore mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Fordingbridge who previously acted has now retired. Any advice?

First contact HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Fordingbridge conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a basement flat in Fordingbridge, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Fordingbridge with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2082

You have 58 years remaining on your lease the likely cost is going to be between £21,900 and £25,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.