It has come to my attention via my mortgage broker that my Wirksworth lawyer is not on the lender Solicitor panel. How can I be certain that this is indeed the case?

The sensible course of action for you to take is to call your Wirksworth lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Are the BSA intent on creating a search tool with a view to list solicitors on the Earl Shilton BS conveyancing panel for instance in Wirksworth?

Lexsure has not been advised of any intention on the part of the BSA to promote such a register.

I am buying my first flat in Wirksworth benefiting from help to buy. The developers would not move on the price so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about this deal as it may impact my loan with The Mortgage Works. 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.

How do I use the search tool to get a fee calculation from a conveyancing practitioner in Wirksworth on the authorised to act for my lender?

1st pick a mortgage company such as Birmingham Midshires, Bank of Scotland or TSB then choose your preferred area a common one being Wirksworth. Conveyancing firms in Wirksworth and further afield should be listed.

Frank (my husband) and I may need to sub-let our Wirksworth garden flat temporarily due to a new job. We used a Wirksworth conveyancing practice in 2001 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Wirksworth conveyancing lawyer is no longer around you can review your lease to check if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to seek consent via your landlord or some other party prior to subletting. The net result is you not allowed to sublet in the absence of prior consent. Such consent must not not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Wirksworth Leasehold Conveyancing - Sample of Queries before buying

It would be a good idea to find out if the the lease contains any adverse restrictions in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Wirksworth. If you like the apartmentin Wirksworth but your cat is not allowed to live with you then you will be faced difficult compromise. The majority of Wirksworth leasehold properties will incur a service charge for the upkeep of the building set on behalf of the landlord. Should you acquire the flat you will have to pay this amount, normally periodically throughout the year. This can vary from several hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, this is usually not a significant figure, say around £25-£75 but you need to enquire as occasionally it could be many hundreds of pounds. How many of the leaseholders are in arrears for their maintenance charge payments?