My financial adviser has requested my Snaith law firm’s panel member for the Nationwide conveyancing panel. How do I obtain this. I have tried my local Snaith branch but they have not responded to me.

You are best placed to get this information from your Snaith solicitor . Most Snaith law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

My god-son is about to exchange on a newly built flat in Snaith with a mortgage from Kent Reliance. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have a mortgage with Leeds Building Society for my property in Snaith. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?

Leeds Building Society must be informed of your intention in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Snaith bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Snaith conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your lawyer must comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Planning on purchasing a apartment in Snaith. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Snaith solicitor is on the Lloyds conveyancing panel.

I am close to exchanging contracts on the sale of our home in Snaith and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Snaith. Having lived in Snaith for many years we know of no issue. Do we contact our local Authority to get clarification need.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

We own a leasehold flat in Snaith. Conveyancing was finished in 2010. I have been told that I mustn’t allow the the remaining lease term to get too short. Is this right?

Snaith leasehold properties are for a fixed period - normally just under one hundred years when they commenced. However a significant appartments in Snaith were built or converted 35 or more years ago and so such leases now have under eighty years unexpired. That may sound like a long time however Banks, Building Societies and other mortgage lenders on the whole require leases to have at least 75 years left to be mortgageable. Accordingly when you come to sell the property you will need a lease extension if you are approaching eighty years. To optimize your property value you should be considering whether to extend your lease well in advance of selling the property. There are also significant benefits to taking action before the lease hits eighty years as when the lease is less than eighty years the amount to be paid to extend starts to get a lot more expensive.