My financial adviser says he needs my North End solicitor’s panel member for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local North End branch but they have not got back to me yet.

Have you tried speaking to your North End property lawyer about this?. They should have a central record lender panel numbers.

My son is buying a newly built flat in North End with a home loan from Skipton. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Due to the input of my in-laws I had a survey completed on a property in North End ahead of retaining solicitors. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks may refuse to give a loan on such a house.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North End to see if the conveyancing costs will increase in light of this.

I work for a long established estate agency in North End where we have experienced a number of leasehold sales derailed due to short leases. I have been given contradictory information from local North End conveyancing solicitors. Please can you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease 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. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord 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.

I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a North End conveyancing firm to help?

Most definitely. We can put you in touch with a North End conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a North End property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired term as at the valuation date was 76 years.

We are in the process of purchasing a house in North End. Could the conveyancer have our transaction price a secret from sites such as Zoopla. what can I do to make sure this is not noted?

The Land Registry as a matter of law bound to reveal price sold data on the official title for residential properties countrywide including properties in North End. The register of ownership is a public document, so the Land Registry would be breaking the law if they failed to allow access to the register.

You can make a request of HMLR to withhold the price paid entry yet the response would be a No.