We are acquiring a new build duplex in Broughton Astley and my lawyer is telling me that she is duty bound to the bank to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and I don't want to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Broughton Astley. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges 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 affected by that. Most lenders would take a sensible view as this obligation is primarily there to pick up on subsales or the wholesaling and assigning of property.

We had appointed conveyancers with offices in Broughton Astley on the TSB solicitor panel. They have just invoiced me a separate sum for dealing with the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. This fee is not set by TSB but by your Broughton Astley property lawyer. Numerous firms on the TSB panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

I am expecting a AIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Broughton Astley solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Broughton Astley solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

Will my conveyancer be making enquiries concerning flooding during the conveyancing in Broughton Astley.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Broughton Astley. There are those who acquire a house in Broughton Astley, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that can be initiated by the buyer or by their lawyers which should figure out the risks in Broughton Astley. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer may issue a compensation claim as a result of such an misleading answer. The purchaser’s conveyancers may also commission an environmental report. This will higlight if there is any known flood risk. If so, more detailed investigations should be initiated.

I decided to have a survey carried out on a property in Broughton Astley prior to instructing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders may not grant a mortgage on this type of property.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Broughton Astley. Conveyancing will be smoother if you use a solicitor in Broughton Astley especially if they regularly deal with such properties in Broughton Astley.

I need to retain a conveyancing solicitor for sale conveyancing in Broughton Astley. I happened to land on a site which looks to be the perfect answer If there is a chance to get all this stuff completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?