Our Pickering lawyer has discovered a difference between the assumptions in the valuation survey and what is revealed within the title deeds. My solicitor has advised that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?

Your must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am thinking of refinancing my property in Pickering, does my lawyer need to be on the Solicitor panel?

There is nothing to stop you using your solicitor, but will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I have justbeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Pickering for a purchase of a leasehold flat 10 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pickering conveyancing specialists.

I am buying my first flat in Pickering with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The estate agent told me not to tell my solicitor about this deal as it could put at risk my loan with the bank. Is this normal?.

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.

Back In 2000, I bought a leasehold house in Pickering. Conveyancing and mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Pickering who previously acted has now retired. Do I pay?

First contact HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Pickering conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Pickering Leasehold Conveyancing - A selection of Queries before Purchasing

How many years remain on the lease? Who manages the building?