I'm buying my first flat in Irby with a mortgage from Aldermore. The builders would not move on the price so I negotiated £7000 of extras instead. The property agent told me not to tell my conveyancer about the side-deal as it would jeopardize 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.

Due to the encouragement of my in-laws I had a survey completed on a property in Irby in advance of instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders tend not issue a loan on such a premises.

It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Irby. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are novice buyers - had an offer accepted, yet the estate agent informed us that the seller will only proceed if we instruct their preferred solicitors as they are insisting on a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Irby

It is improbable the owners are driving this. Should the owner require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Contact the vendors directly and explain that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Irby conveyancing lawyers - not the ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing targets set by head office.

I am a negotiator for a busy estate agent office in Irby where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Irby conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Irby - Examples of Queries before buying

The prefered form of lease structure is a share of the freehold. In this situation the lessees have control and even though a managing agent is frequently employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. It would be sensible to discover as much as you can concerning the company managing the block as they can either make your living at the property much simpler or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily issues like the cleanliness of the common parts. Enquire of other tenants if they are happy with them. In conclusion, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes. This question is important as a) areas could cause problems for the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have a dispute with the running of the building you will need to have full disclosure

Been reading online that Irby solicitors are more expensive than licensed conveyancers in Irby to use when purchasing a property. Am I better off using a conveyancer or a solicitor if I am buying for my home move in Irby.

When it comes to conveyancing in Irby the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.