The Aldgate conveyancing lawyers that I recently instructed on my purchase in Aldgate have without warning closed. I chose them because I needed a lawyer on the Skipton conveyancing panel and my preferred Aldgate lawyer was not. I paid them £170 in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I am being advised by my solicitor that flying freehold insurance is needed on my purchase. What is the level of cover for Aldgate conveyancing?

The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I happen to be the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Aldgate. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in November. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

Can you point me to a directory of Aldermore panel solicitors in Aldgate on the Building Society Association’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public over the internet. If you are looking for a Aldgate property lawyer on the Aldermore please make the most of our tool.

I am buying my first flat in Aldgate benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my conveyancer about the deal as it may affect my loan with the lender. 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Aldgate is the location of the property. Can you shed any light on this issue?

Flying freeholds in Aldgate are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aldgate you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aldgate may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am 14 days into a residential purchase having been directed to solicitors by the estate agent to do our conveyancing in Aldgate. I am am very dissatisfied with the quality of service. Can you help me find new lawyers?

They would have to be really poor to suggest replacing them. Has the loan offer been issued? In the event that it has you need to advise them of the new lawyer and get the offer are issued to the new lawyers. Your solicitor ideally needs to be on the lenders panel to avoid supplemental expenses and frustration. That should be your starting point. The find a solicitor tool will help you find a lender approved conveyancer for your home move in Aldgate