The Plasmarl conveyancing firm handling our Plasmarl conveyancing has identified a discrepancy between the information in the home valuation survey and what is in the conveyancing documents. My solicitor says that he must check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I'm buying a new build house in Plasmarl with a mortgage from HSBC Bank. The sellers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my solicitor about this side-deal as it will impact my loan with HSBC Bank. Do I keep my lawyer in the dark?.

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 am looking into buying my first house which is in Plasmarl and I am already nervous. I couldn't find anything specific about Plasmarl. Conveyancing will be needed in due course but do you know about the Plasmarl area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Plasmarl. In the meantime here are some basic statistics that we found

Should I instruct a Plasmarl conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can conduct the legal formalities however his firm is located 200miles drive away.

The benefit of a high street Plasmarl conveyancing firm is that you can drop in to execute documents, hand in your ID and pester them if necessary. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that should trump using an unfamiliar Plasmarl conveyancing solicitor solely due to them being local.

I only have 68 years remaining on my lease in Plasmarl. I need to get lease extension but my landlord is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the landlord. On the whole an enquiry agent may be helpful to carry out a search and prepare a report to be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Plasmarl.

I bought a 1 bedroom flat in Plasmarl, conveyancing having been completed June 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Plasmarl with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2085

With 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.