Me and my partner are soon to exchange buying a house in Rutland but as a result of wreckage from the recent storms I have was able negotiate recompense from the vendor in the sum of £3k taking the form of a deduction in the price. This was going to be addressed as part of amending the contract yet TSB will not agree to this. Why were they notified?

Your solicitor that is on a TSB conveyancing panel is required to advise TSB of any variations to the purchase price. If you were to refuse your property lawyer to report the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancing practitioner for your conveyancing in Rutland.

4 months have elapsed since my purchase conveyancing in Rutland took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Rutland with a mortgage from Alliance & Leicester . The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my solicitor about this extras as it could adversely affect 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.

I have been on the look out for a flat up to £245,000 and identified one close by in Rutland I like with open areas and railway links nearby, however it only has 51 years on the lease. There is not much else in Rutland suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

I have just started marketing my garden apartment in Rutland. Conveyancing is yet to be initiated, however I have recently received a yearly service charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as usual given that all rents and maintenance charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a ground floor flat in Rutland, conveyancing was carried out March 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Rutland with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2097

With only 72 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.