My IFA has asked me for my Totterdown lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have called my local Totterdown office but they don't know it.

You are best placed to get this information from your Totterdown lawyer . Most Totterdown law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

We are downsizing from our property in Totterdown and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Totterdown conveyancer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing firm rather than a conveyancing solicitor in Totterdown. Having lived in Totterdown for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I'm buying a new build house in Totterdown benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my solicitor about the side-deal as it would put at risk my loan with Godiva Mortgages Ltd. 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.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Totterdown is where the house is located. What do you suggest?

Flying freeholds in Totterdown 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 Totterdown you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totterdown may ascertain 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.

My wife and I purchased a leasehold flat in Totterdown. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Totterdown who acted for me is not around. Do I pay?

First contact the Land Registry to make sure that this person is indeed the new freeholder. You do not need to instruct a Totterdown conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Totterdown Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

For many Totterdown leaseholds the cost for major works are not built into the maintenance charges, although some managing agents in Totterdown require leaseholders to pay into a sinking fund created for the specific intention of building a fund for major works. Where a Totterdown lease has less than 80 years it will impact the salability of the property. It is worth checking with your bank that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth finding out what this would cost. For most Totterdownlease extensions you will need to own the property for two years before you are entitled to exercise a lease extension. The majority of Totterdown leasehold properties will incur a service bill for maintenance of the building set on behalf of the management company. If you acquire the property you will have to meet this charge, normally in instalments during the year. This could differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met annual, ordinarily this is not a large amount, say around £25-£75 but you should to check as sometimes it could be many hundreds of pounds.