I'm purchasing a new build house in Whalley with a loan from Nationwide Building Society. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about this extras as it will put at risk my loan with Nationwide Building Society. Do I keep my lawyer in the dark?.

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've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Whalley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Whalley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whalley you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whalley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

How difficult is it to switch solicitor as I need to select a firm on the HSBC Bank conveyancing panel. I was using a high street conveyancing solicitor in Whalley round the corner but she is not approved by HSBC Bank

We will our best to assist in finding you a conveyancing solicitor in Whalley on the HSBC Bank panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Whalley. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Whalley.

I need to instruct a conveyancing practitioner in Whalley for my home move. Is there any facility to see a firm’s record with the legal regulator?

Anyone can review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.

When it comes to leasehold conveyancing in Whalley what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Whalley. All leases are drafted differently and drafting errors can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the building

You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Bank of Scotland, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.

I purchased a leasehold flat in Whalley, conveyancing was carried out November 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Whalley with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2085

You have 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues 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 based on this information without first getting professional advice.