My husband and I are nearing an exchange on a flat in Alford and my parents have transferred the ten percent deposit to my solicitor. I am now informed that as the deposit has been received from someone other than me my conveyancer needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

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

It is 10 years ago since I bought my property in Alford. Conveyancing solicitors have recently been instructed on the sale but I am unable to track down my title deeds. Will this cause complications?

You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they could be archived with the lawyers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Alford relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.

My brother-in-law has suggested I instruct a conveyancing solicitor in Alford. I I would like to check if they are on the HSBC Bank approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should phone the conveyancer and ask them whether they are on the lender panel. Otherwise you should get in touch with HSBC Bank who may be able to confirm.

I am purchasing a new build house in Alford with a mortgage from The Mortgage Works. The sellers would not move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my solicitor about this extras as it may adversely affect my loan with The Mortgage Works. 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 have recently realised that I have 72 years unexpired on my lease in Alford. I am keen to get lease extension but my freeholder is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the landlord. In some cases a specialist may be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court covering Alford.

Leasehold Conveyancing in Alford - Examples of Queries before Purchasing

Are there any major works anticipated that could increase the service charges? What is the name of the managing agents?