I can't travel far from Wilford. Is there a reason why all Wilford conveyancers aren't included on all lender panels?

As unjust as it may appear for lenders to limit who can act for them, from the public’s or conveyancer’s point of view, the flip side is that mortgage companies are increasingly anxious and consider it essential to shield themselves against mortgage fraud. As a consequence of this concern banks have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.

My grandmother passed away last year and as sole heir and executor I was left the house in Wilford. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?

Given you intend to refinance then Nottingham will require that you use a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.

I'm purchasing a new build house in Wilford with a mortgage from National Westminster Bank. The sellers refused to budge the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my solicitor about the extras as it would put at risk my mortgage with National Westminster Bank. 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 opted to have a survey carried out on a house in Wilford in advance of appointing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders may refuse to grant a loan on a flying freehold home.

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

I own a leasehold house in Wilford. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Wilford who acted for me is not around. Any advice?

First contact HMLR to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a Wilford conveyancing firm 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 legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a 1st floor flat in Wilford, conveyancing having been completed in 2003. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Wilford with a long lease are worth £207,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease terminates on 21st October 2081

With only 57 years unexpired we estimate the price of your lease extension to span between £28,500 and £33,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. 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 placing reliance on this information without first seeking the advice of a professional.