I was told today by my IFA that my Longthorpe property lawyer is not on the mortgage company Solicitor panel. How can I check?

The first thing you need to do is to contact your Longthorpe conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

At what point will exchange of contracts take place for domestic conveyancing in Longthorpe and am I required to attend the conveyancers office?

If you are near to one of the conveyancing solicitors in Longthorpe you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The executing of the property agreement is not when everything is set in stone. A signed contract simply enables the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Longthorpe)to be in the office at the appropriate time.

I'm buying a new build house in Longthorpe with a loan from . The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not inform my lawyer about the side-deal as it could put at risk my loan with the bank. 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.

Given that I am about to part with hundreds of thousands of pounds on a terraced house in Longthorpe I would like to talk to a conveyancer concerning thehouse move ahead of appointing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your property ownership legalities in Longthorpe.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Longthorpe should be the figure that you end up paying.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Longthorpe. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Longthorpe ?

The majority of houses in Longthorpe are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Longthorpe in which case you should be shopping around for a Longthorpe conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer should report to you on the legal implications.

I invested in buying a 2 bed flat in Longthorpe, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Longthorpe with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 50

With 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.