I am purchasing a property for cash in Feltwell. I have been living for the last Seventeen years in Feltwell. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then almost all of the Feltwell conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of guidance. One thing to bear in mind; if you are going to dispose of the house at a future date, it will likely be be of relevance to your prospective buyer what the searches contain. On occasion properties with apparent issues can still reveal unfavourable search results. A competent conveyancing solicitor in Feltwell should be able to give you some constructive guidance here.

I purchased a freehold property in Feltwell but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Feltwell and has limited impact for conveyancing in Feltwell but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

I'm buying a new build house in Feltwell with a mortgage from . The sellers refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not to tell my solicitor about the deal as it would jeopardize my loan with . Should I keep quiet?.

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 have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Feltwell I like with a park and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Feltwell in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

I have read on a number of consumer advice websites that before choosing a conveyancing firm they must be approved by your mortgage company. It happens to be my first house move but I have an AIP from HSBC and I already have a local conveyancing lawyer in Feltwell lined up. Will Virgin Money require an approved solicitor to be instructed? Does a list of approved firms even exist so I can pick a conveyancing lawyer in Feltwell?

You need to choose a solicitor that is on the Virgin Money panel. Just ring your chosen Feltwell conveyancing lawyer to check if they are on the Virgin Money panel. If they are not approved you have a couple of options open to you here:

• Proceed with your existing Feltwell but Virgin Money will need to appoint a from their approved panel. The net result is additional fees together with potential interruption.
• Get a new to conduct the conveyancing, making sure they are on the Virgin Money conveyancing panel.
• Convince your to do everything possible to join the Virgin Money panel of solicitors.