I am considering remortgaging my apartment in Broadway, does my lawyer have to be on the Conveyancing panel?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

We are buying a detached bungalow in Broadway. The intention is to carry out a loft conversion at the property.Will legal due diligence on the property include investigations to determine if these alterations were previously refused?

Your solicitor should review the registered title as conveyancing in Broadway will occasionally identify restrictions in the title deeds which restrict certain alterations or necessitated the permission of another owner. Some additions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

I am expecting a AIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Broadway solicitors on the conveyancing panel, or is it better to go independently?

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

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Broadway bank branch on various occasions and was reassured it wasn't a problem and they will lend. My Broadway conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I simply don't know who is right.

Provided that the is on the lender approved list, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am purchasing my first flat in Broadway benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.

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 been on the look out for a ground for flat up to £305k and identified one round the corner in Broadway I like with a park and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Broadway suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

I was advised by numerous selling agents in Broadway to locate a property lawyer on your site. What’s the financial advantage for Estate Agents to recommend your services over and above a competitor’s?

We refuse to offer any financial incentive for directing people our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.