I had intended to instruct a conveyancing solicitor in Bamber Bridge for our house purchase. Our broker has since notified us that our mortgage company Godiva Mortgages Ltd won't deal with them. Surely this is unduly restrictive?

Banks tend to imposes restrictions either the category or the amount of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few banks have limited the number of solicitor practices they use to represent them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains mixed opinions concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Bamber Bridge only execute very few conveyances a year.

The deeds to my house can not be found. The lawyers who handled the conveyancing in Bamber Bridge 5 years ago are no longer around. What are my options?

You no longer need to have the physical deeds to establish that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

I'm purchasing a new build house in Bamber Bridge with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about this deal as it will affect my loan with National Westminster 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 opted to have a survey carried out on a house in Bamber Bridge prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not give a loan on such a house.

It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bamber Bridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bamber Bridge to see if the conveyancing will be more expensive.

I am thinking of appointing a conveyancing solicitor in Bamber Bridge for my purchase. Can I check a solicitor's record with the profession’s regulator?

You can find presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.