I am nearing exchange of contracts for my house in Highcliffe and the estate agent has just text me to advise that the purchasers are swapping conveyancer. The reason given is that the lender will only deal with property lawyers on their approved list. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Highcliffe ?

Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

What does a local search tell me regarding the property we're buying in Highcliffe?

Highcliffe conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search is essential in every Highcliffe conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I am buying a new build house in Highcliffe benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my conveyancer about the extras as it may put at risk my mortgage with the lender. Is this normal?.

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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Highcliffe is the location of the property. Can you offer any advice?

Flying freeholds in Highcliffe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Highcliffe you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Highcliffe may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Highcliffe. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Highcliffe ?

The majority of houses in Highcliffe are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Highcliffe so you should seriously consider looking for a Highcliffe conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer will appraise you on the various issues.

I am the registered owner of a 2 bed flat in Highcliffe, conveyancing having been completed 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Highcliffe with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2080

With 55 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.