Me and my husband are acquiring a flat in Deanshanger. My property lawyer has never been on on the mortgage company approved panel. Is it possible for me to continue with my Deanshanger conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?

Various options include

• Complete the deal with your existing Deanshanger conveyancer but your mortgage company will undoubtedly retain a lawyer on their conveyancing panel. The net result is additional fees together with likely delay.
• Appoint a new conveyancing practitioner to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Appeal to your property lawyer to attempt to join the mortgage company panel

Our god-son is purchasing a house that has just been built in Deanshanger with a mortgage from Santander. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Please help - my lawyer says that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Deanshanger?

The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

Is there a list of Clydesdale panel conveyancers in Deanshanger on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible over the internet. Where you are looking for a Deanshanger lawyer on the Clydesdale please use our tool.

I recently had an offer agreed on a house in Deanshanger. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £175. A couple of days later, the lawyer contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Deanshanger differ for new build properties?

Most buyers of new build premises in Deanshanger approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Deanshanger tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Deanshanger or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Deanshanger is where the house is located. Can you shed any light on this issue?

Flying freeholds in Deanshanger are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deanshanger you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deanshanger may determine 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.