My mortgage broker has asked me for my Hale Barns law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I obtain this. I have tried my local Hale Barns branch but they have not got back to me yet.

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

My husband and I are buying a newly constructed apartment in Hale Barns and my conveyancer is advising me that she is duty bound to the bank to disclose incentives from the seller. I am under pressure to sign contracts and I don't want to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. 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 have justbeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Hale Barns for a purchase of a leasehold flat 10 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hale Barns conveyancing specialists.

I am purchasing my first flat in Hale Barns with a loan from Nottingham Building Society. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my solicitor about this deal as it may impact my mortgage with the bank. Should I keep quiet?.

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.

What advice can you give us when it comes to finding a Hale Barns conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Hale Barns conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Hale Barns conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

How many lease extensions have they carried out in Hale Barns in the last 12 months? How experienced is the firm with lease extension legislation?

Hale Barns Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Are any of leasehold owners in dispute over their service charge liability? The prefered form of lease structure is if the freehold reversion is in the ownership of the leaseholders. In this scenario the tenants benefit from control and notwithstanding that a managing agent is usually employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. Best to be warned whether redecorating or some other major work is due in the foreseeable future to be shared amongst the leasehold owners and will materially increase the the maintenance costs or result in a specific payment.