My conveyancer has uncovered a a legal deficiency with the lease for the flat we are buying in Yaxley. The seller’s lawyers have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

I am purchasing a new build house in Yaxley with the aid of help to buy. The builders would not move on the price so I negotiated 6k of extras instead. The property agent told me not disclose to my lawyer about the extras as it would jeopardize my loan with the bank. Is this normal?.

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.

Due to the guidance of my in-laws I had a survey completed on a property in Yaxley in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will not issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Yaxley. Conveyancing may be slightly more expensive based on your lender's requirements.

I’m about to sell my basement flat in Yaxley. Conveyancing is yet to be initiated, but I have just received a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is pay the maintenance contribution as you normally would because all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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 bought a studio flat in Yaxley, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Yaxley with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease ceases on 21st October 2081

With 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Been searching for a solicitor for freehold sale conveyancing in Yaxley. We are selling, uncomplicated no mortgage to pay off, no rush, no onward chain. Had an estimate from a property lawyer for £900 including VAT which is a tad high given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Yaxley?

Considering it’s a sale only, £425 + VAT is likely to be about the best for a Yaxley solicitor firm.