I'm purchasing my first flat in Deepcar benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my conveyancer about this extras as it may jeopardize my loan with Barclays Direct. 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.

Due to the advice of my in-laws I had a survey completed on a property in Deepcar prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may not grant a mortgage on this type of premises.

It depends who your proposed lender is. Santander has different instructions from Nationwide. If you contact us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Deepcar. Conveyancing will be smoother if you use a solicitor in Deepcar especially if they are accustomed to such properties in Deepcar.

I need to find a conveyancing solicitor for remortgage conveyancing in Deepcar. I happened to stumble upon a site which appears to be the perfect offering If it is possible to get all this stuff done via phone that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

When it comes to leasehold conveyancing in Deepcar what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Deepcar. All leases are drafted differently and drafting errors can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Chelsea Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.

I am the registered owner of a studio flat in Deepcar, conveyancing formalities finalised in 2004. How much will my lease extension cost? Comparable flats in Deepcar with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2076

With 51 years remaining on your lease we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Deepcar. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

The majority of houses in Deepcar are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Deepcar in which case you should be looking for a Deepcar conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will advise you fully on all the issues.