I am getting a mortgage with Halifax. My intention is to employ the services of a Licensed Conveyancer in Goffs Oak. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

We wish to acquire a newly converted apartment in Goffs Oak with a mortgage from National Westminster Bank.We like our Goffs Oak conveyancing lawyer but National Westminster Bank informed us he's not listed on their "panel". We have to appoint a National Westminster Bank panel firm or keep our preferred solicitor and fork out for a National Westminster Bank panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?

Unfortunately,no. The loan offered to you contains various provisions, a common one being that conveyancers will be on the National Westminster Bank conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for National Westminster Bank

I am buying my first flat in Goffs Oak with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of additionals instead. The property agent advised me not reveal to my solicitor about this side-deal as it may put at risk my mortgage with Halifax. Should I keep quiet?.

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 decided to have a survey completed on a house in Goffs Oak before retaining lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders tend not issue a loan on a flying freehold property.

It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Goffs Oak. Conveyancing may be slightly more expensive based on your lender's requirements.

I own a leasehold flat in Goffs Oak. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Goffs Oak who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Goffs Oak conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a garden flat in Goffs Oak, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Goffs Oak with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease runs out on 21st October 2082

With just 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above 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 this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.