Much to our surprise we have been advised by our IFA that my Blakeney solicitor is not on the mortgage company Conveyancing panel. How can I be certain if this is indeed the case?

You need to contact your Blakeney conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Blakeney conveyancing practice that is on the approved list of lawyers for your mortgage company.

I used Stirling Law a few years ago for my conveyancing in Blakeney. Now, I need my files but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blakeney of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing a new build house in Blakeney with a loan from . The builders would not reduce the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my solicitor about this deal as it may jeopardize my mortgage with the bank. 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 have been on the look out for a flat up to £245,000 and found one near me in Blakeney I like with open areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Blakeney in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

My father has suggested that I appoint his conveyancers in Blakeney. Should I use them?

There are no two ways about it the best way to select a conveyancing practitioner is to get recommendations from friends or family who have experience in using the firm that you are are thinking of instructing.