My IFA requires my Mancot solicitor’s panel member for the Nat West conveyancing panel. How do I discover this. I have tried my local Mancot branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Mancot property lawyer . Most Mancot conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I am buying a newly built flat in Mancot and my solicitor is telling me that she has to the bank to disclose incentives from the developer. I am on a tight deadline to exchange contracts and my preference is not to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I'm buying my first flat in Mancot with a loan from Britannia. The builders would not reduce the amount so I negotiated 6k of extras instead. The property agent advised me not to tell my conveyancer about this extras as it could put at risk my loan with Britannia. 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.

What tools are available to search for a Mancot solicitor on the Santander conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the lawyer.

Feel free to make use of the search on this page. Please choose the mortgage company and your location and you will see a number of Mancot conveyancing lawyers located nearest you. We have detailed some Mancot conveyancing firms at the bottom of this page and you can contact them to check whether they are on the Santander approved list

I own a leasehold house in Mancot. Conveyancing and HSBC Bank mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Mancot who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to make sure that this person is indeed the new freeholder. There is no need to instruct a Mancot conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a split level flat in Mancot, conveyancing having been completed December 2010. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Mancot with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease ends on 21st October 2086

With 61 years unexpired the likely cost is going to range between £19,000 and £22,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.