Two weeks ago we had a mortgage agreed in principle with Lloyds. Victoria conveyancing practitioners have been chosen. How long does it take for Lloyds to send the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Lloyds completed the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Victoria solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Victoria solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

I have decided to exercise my right to buy my property in Victoria off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I am purchasing a new build house in Victoria with a loan from The Mortgage Works. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not reveal to my conveyancer about the side-deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Victoria is where the house is located. What do you suggest?

Flying freeholds in Victoria are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Victoria you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria may decide 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 property.

I am a fortnight into a freehold purchase having been referred to a firm by the local agent to do our conveyancing in Victoria. We are not happy. Could you you assist me in finding new solicitors?

A conveyancer would need to be very bad to suggest replacing them. Has your mortgage offer been generated? If so you will need to make them aware of the new contact details and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the banks approved list to avoid escalating fees and frustration. That should be your starting point. The find a solicitor tool can help you find a lender approved lawyer for your home move in Victoria

I am on look out for some leasehold conveyancing in Victoria. Before diving in I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Victoria - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have had difficulty in trying to purchase the freehold in Victoria. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We are happy to put you in touch with a Victoria conveyancing firm who can help.

An example of a Lease Extension decision for a Victoria flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case affected 2 flats. The unexpired term was 56 years.