We are looking to buy a flat and require a conveyancing solicitor in Pattingham who is on the Lloyds solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Pattingham.

I am purchasing my first flat in Pattingham with a mortgage from TSB. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about this extras as it would adversely affect my mortgage with the bank. 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Pattingham is where the house is located. What do you suggest?

Flying freeholds in Pattingham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pattingham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pattingham 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 have been pointed in your direction by a few property agents in Pattingham to select a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to market your services over a competitor’s?

We refuse to offer any referral fee for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am attracted to a couple of apartments in Pattingham which have about 50 years left on the leases. should I be concerned?

There are plenty of short leases in Pattingham. The lease is a right to use the premises for a period of time. As a lease shortens the marketability of the lease decreases and it becomes more expensive to extend the lease. This is why it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a solicitor and surveyor with experience in this field.

I invested in buying a studio flat in Pattingham, conveyancing was carried out April 2011. Can you work out an approximate cost of a lease extension? Comparable flats in Pattingham with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2089

With just 65 years unexpired we estimate the premium for your lease extension to span between £13,300 and £15,400 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.