My financial adviser says he needs my Locksbottom lawyer’ panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have called my local Locksbottom branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Locksbottom lawyer . They retain a central record lender panel numbers.

I'm purchasing a new build house in Locksbottom with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my conveyancer about this deal as it could adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Locksbottom is the location of the property. Can you offer any guidance?

Flying freeholds in Locksbottom are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Locksbottom you must be sure that your lawyer goes 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 Locksbottom 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 property.

Am I right to be suspicious by brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Locksbottom conveyancing company?

As with many service providers, often referrals from relatives can be worth their weight in gold. Yet there are numerous people with a vested interest in a conveyancing transaction; estate agents, financial adviser and lenders might all suggest conveyancers to retain. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the right to choose your preferred conveyancer. However, bear in mind that many lenders specify a panel list of law firms you are obliged to use for the mortgage aspect of your house move.

I want to let out my leasehold flat in Locksbottom. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Locksbottom do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Locksbottom. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to assess the price payable.

An example of a Lease Extension case for a Locksbottom premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired lease term was 50.57 years.