Our conveyancer has discovered a a problem with the lease for the apartment we are purchasing in Cranfield. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

I require expedited conveyancing in Cranfield as I am faced with an ultimatum to sign on the dotted line inside 4 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a cash buyer you have the choice not to have searches conducted although no conveyancer would recommend that you don't. With plenty of history conveyancing in Cranfield the following are examples of issues that can crop up and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...

I am purchasing a new build house in Cranfield benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about the deal as it could adversely affect my loan with the bank. Is this normal?.

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.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Cranfield is the location of the property. Can you offer any guidance?

Flying freeholds in Cranfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cranfield you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranfield 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've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Cranfield. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Cranfield ?

Most houses in Cranfield are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Cranfield in which case you should be shopping around for a Cranfield conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will appraise you on the various issues.

Cranfield Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

What is the maintenance charge and ground rent on the property? The best form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this arrangement the lessees have control and notwithstanding that a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders. Who is in charge of the block?