My financial adviser says he needs my Castle Cary law firm’s panel member for the Nationwide conveyancing panel. What is the best way to find this out. I have contacted my local Castle Cary office but they have not got back to me yet.

Have you tried calling your Castle Cary conveyancing practitioner about this?. They keep a central record lender panel numbers.

I am buying a flat and need a conveyancing solicitor in Castle Cary who is on the Coventry Building Society solicitor. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Coventry Building Society in certain locations such as Castle Cary. We dont recommend any particular firm.

I'm buying my first flat in Castle Cary benefiting from help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my conveyancer about the extras as it will impact my mortgage with the bank. 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.

My brother has suggested that I use his conveyancers in Castle Cary. Should I find my own conveyancer?

There are no two ways about it the ideal way to find a conveyancing lawyer is to seek recommendations from friends or family who have previously instructed the conveyancer you're considering.

I am employed by a reputable estate agent office in Castle Cary where we have experienced a number of flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Castle Cary conveyancing solicitors. Could you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a leasehold flat in Castle Cary, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Castle Cary with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2099

With just 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.