My wife and I are purchasing a newly constructed flat in Warfield and my conveyancer is informing me that she is duty bound to the bank to reveal incentives from the builder. I am on a tight deadline to sign contracts and I would rather not delay deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. 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.

we are a couple who intend to purchase a newbuild flat in Warfield with a residential mortgage from TSB.We use our Warfield conveyancing practitioner but TSB advised that he's not on their "panel". We have to appoint a TSB panel lawyer or keep our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you contains terms and conditions, a common one being that lawyers will be on the TSB conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for TSB

I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when buying a property in Warfield? or I am told that there is an ancient law that could mean that owners of property living in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this suitable for conveyancing in Warfield?

Unless a prior purchase of the premises completed after 12 October 2013 you may expect lawyers conducting conveyancing in Warfield to continue to suggest a chancel search and or insurance against a claim.

I have recently realised that I have Seventy years left on my flat in Warfield. I now wish to get lease extension but my landlord is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. In some cases an enquiry agent would be useful to conduct investigations and to produce an expert document which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the application to the County Court covering Warfield.

I inherited a garden flat in Warfield, conveyancing having been completed November 2005. How much will my lease extension cost? Comparable flats in Warfield with over 90 years remaining are worth £211,000. The ground rent is £50 yearly. The lease ceases on 21st October 2093

You have 68 years unexpired the likely cost is going to span between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

There are a number of houses in Warfield on private lanes. My wife and I are acquiring such a property. What would be the pros and cons of purchasing a property on a private road?

Warfield conveyancing firms are familiar with transacting propertieson private. The solicitor should review the Land Registry data to identify any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that owners make annual payments to maintain the road. If one exists, the road will likely be maintained and look better than council maintained.