It is is a decade since I purchased my property in Clitheroe. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the title deeds. Is this a problem?

You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Clitheroe relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

I am buying my first flat in Clitheroe with a loan from . The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my lawyer about the extras as it may impact 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 am looking for a leasehold apartment up to £235,500 and identified one close by in Clitheroe I like with open areas and railway links nearby, the downside is that it only has 49 years on the lease. There is not much else in Clitheroe in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

We are a couple of weeks into a freehold purchase having been recommend to conveyancers by the high street agent to execute conveyancing in Clitheroe. I am not happy. Could you help me find new solicitors?

They would need to be really poor to suggest replacing them. Has your mortgage been issued? If so you will need to advise them of the replacement lawyer and have the loan are re-issued. Your conveyancer should be on the banks panel to avoid supplemental expenses and complications. So that should be your starting point. The find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Clitheroe

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my house purchase in Clitheroe , but I am keen exchange. What can I do?

You can agree a lesser deposit. Many property owners will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment