My financial adviser says he needs my Great Coates solicitor’s panel reference for the Nationwide conveyancing panel. Can you suggest how I discover this. I have called my local Great Coates office but they cant find it on their system.

You are best placed to get this information from your Great Coates conveyancer . They should have a central record lender panel numbers.

I am buying a house for cash in Great Coates. I have resided for the last 15 years in Great Coates. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then almost all of the Great Coates conveyancing searches are optional. Your solicitor will try and steer you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of encouragement . One thing to consider; if you are going to dispose of the house at a future date, it could be of interest to your prospective purchaser what the searches reveal. Sometimes houses with no practical issues can still show up unexpected search results. A competent conveyancing solicitor in Great Coates will be able to give you some helpful guidance in this regard.

I am considering applying for a TSB mortgage for purchase of a new build (under development) in Great Coates with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I'm buying my first flat in Great Coates with a loan from Yorkshire Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not inform my solicitor about the side-deal as it would jeopardize 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.

I am looking for a ground for flat up to £245,000 and found one round the corner in Great Coates I like with a park and transport links nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Great Coates suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.