It is not clear whether my lender requires a lease extension. I have telephoned my Caister On Sea building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Caister On Sea conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your has to follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After weeks of negotiation I have agreed a price on an apartment in Caister On Sea. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. A few days later, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I was told three weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Caister On Sea is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Have completed on a a semi-detached house in Caister On Sea , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Caister On Sea conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are dealt with.

There is nothing unique about conveyancing in Caister On Sea registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today roughly three quarters of such applications are completed within 12 days but some can be subject to extensive delays. Historically registration is effected after the purchaser has moved in to the premises so an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying my first flat in Caister On Sea benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my lawyer about this deal as it would adversely affect my mortgage with the bank. 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 opted to have a survey done on a property in Caister On Sea in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend not give a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Caister On Sea. Conveyancing may be slightly more expensive based on your lender's requirements.

We are considering appointing an online as opposed to a Caister On Sea conveyancing firm. Am I making a mistake?

Various benefits exist in having the option attend a local Caister On Sea conveyancing solicitor for instance

• signing papers same day
• getting one on one explanations of things that you need help with
• the ability to complain if things need to addressed

When checking fees, look carefully for hidden extras. Most decent Caister On Sea high street solicitors give an all-inclusive price. Often online agents appear to offer cheap fees, yet have hidden 'extras' in the small print.