Can you help? My Dinnington conveyancer is assuring me that he has toapply for Dinnington conveyancing searches asthe firm are on the HSBCsolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Dinnington conveyancing searches.

I happen to be the only recipient of my late father’s will and I have everything in my name alone, including the my former home in Dinnington. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers 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. How sensible a view banks take of it, depend on the lender as this provision primarily exists to identify the purchase and immediately sell or the quick reselling of property.

We had chosen conveyancers locally in Dinnington on the Leeds Building Society solicitor panel. They have just billed me an additional amount for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not dictated by Leeds Building Society but by your Dinnington conveyancing practitioner. Plenty of firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee and others do not.

I have decided to exercise my right to buy my property in Dinnington off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

I am buying a new build house in Dinnington with a mortgage from Barnsley Building Society. The builders refused to budge the price so I negotiated 6k of additionals instead. The sale representative told me not to tell my solicitor about the deal as it will adversely affect my loan with the lender. 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 decided to have a survey completed on a house in Dinnington ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks may not give a loan on this type of premises.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dinnington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dinnington to see if the conveyancing will be more expensive.

Taking into account that I will soon spend £400,000 on a terraced house in Dinnington I wish to have a conversation with the solicitor concerning thehome move in advance of appointing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your conveyancing in Dinnington.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Dinnington should be the amount on the final invoice that you are charged.