We wanted to use a property lawyer in Eccleston for our home move. Our financial adviser informed us that our mortgage company won't deal with them. Why is this not regarded as unduly restrictive?

Lenders tend to restrict either the category or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have reduced the amount of firms they permit to represent them. Be aware that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels a few years ago even though there are mixed opinions about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Eccleston only execute a couple conveyances per annum.

i am purchasing a new build house in Eccleston with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my conveyancer about the extras as it could jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 am looking for a leasehold apartment up to £195,000 and found one round the corner in Eccleston I like with a park and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Eccleston for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan that many years will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.