I am one month into the sale of my flat in Grasmere and the estate agent has just called to warn that the purchasers are swapping property lawyer. The reason given is that the mortgage company will only work with property lawyers on their approved list. Why would a big named mortgage company only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Grasmere ?

Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies justify this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

I am buying my first flat in Grasmere benefiting from help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The property agent told me not to tell my conveyancer about the side-deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Grasmere is the location of the property. Is there any advice you can impart?

Flying freeholds in Grasmere are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grasmere 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 Grasmere may ascertain 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.

My business partner and I are looking to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Grasmere for below 1500k?

We can recommend firms who have specialist knowledge of commercial conveyancing in Grasmere, including the sale and acquisition of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. Regarding the fees these will vary based on the structure and complexity of the proposed transaction. Let us have your contact information or telephone us so that we may furnish you with comprehensive commercial conveyancing calculation.

I am on look out for some leasehold conveyancing in Grasmere. Before I get started I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and most are in Grasmere - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1st floor flat in Grasmere, conveyancing was carried out 1995. How much will my lease extension cost? Similar properties in Grasmere with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease ends on 21st October 50

You have 50 years unexpired the likely cost is going to be between £36,100 and £41,800 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.