I chose a local solicitor for my conveyancing in Oldham yesterday. Upon checking the Terms and Conditions I seewe are responsible for costs even if the dealdoes not proceed. Should I ditch them and instruct a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in Oldham?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will generally be higher to cover the conveyances that fail to complete. You should be mindful that such arrangements rarely cover expenses for example Oldham conveyancing search charges.

It is 10 years ago since I purchased my home in Oldham. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my title documents. Is this a major issue?

Don’t worry too much. Firstly there is a chance that the deeds will be retained by the lender or they may be in the possession of the solicitor who acted in your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Oldham relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

My flat in Oldham is up for sale and I have a purchaser. Will my property lawyer need to be on the TSB conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

I am buying a new build house in Oldham with a mortgage from HSBC Bank. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my lawyer about this deal as it would impact my loan with the bank. Should I keep quiet?.

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 18 days into a freehold purchase having been referred to a firm by the high street agent to carry out the conveyancing in Oldham. I am am starting to be disappointed with the level of service. Can you help me find new lawyers?

They would need to be very poor to suggest replacing them. Has your loan offer been generated? In the event that it has you need to make them aware of the new contact details and have the offer are re-sent. Your new solicitor ideally should be on the lenders approved list to avoid escalating costs and complications. So that should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Oldham