We are approaching an exchange on a property in Pocklington and my parents have sent the exchange deposit to my property lawyer. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?

Your conveyancer is legally required to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I am purchasing my first flat in Pocklington with a mortgage from National Westminster Bank. The sellers would not budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my conveyancer about this extras as it would affect my mortgage with the bank. 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.

I am using a search engine for the phrase cheap conveyancing in Pocklington it brings up many conveyancersin the vicinity. How do I determine which is the suitable solicitor for my move?

The ideal method of finding a suitable conveyancer is through a trusted recommendation, so seek the opinion of colleagues and those you trust who have acquired a property in Pocklington or the local estate agent or financial adviser. Fees for conveyancing in Pocklington vary, so it's sensible to obtain at least four estimates from different conveyancers. Be sure to seek confirmation that the charges are guaranteed not to escalate.

Back In 2000, I bought a leasehold flat in Pocklington. Conveyancing and Bank of Scotland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Pocklington who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Pocklington conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a 1 bedroom flat in Pocklington, conveyancing having been completed in 2004. Can you work out an approximate cost of a lease extension? Similar flats in Pocklington with over 90 years remaining are worth £211,000. The ground rent is £50 per annum. The lease ceases on 21st October 2093

With 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

I am short of a 10% deposit on my flat purchase in Pocklington , but I am anxious proceed. Do I have options?

You can accept a smaller deposit. Most sellers will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment