The Euxton conveyancing solicitors that just started acting on my house acquisition in Euxton have without warning shut down. I only went with them because I had to have a firm on the Kent Reliance conveyancing panel and my preferred Euxton lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.

I have been told by my solicitor that chancel insurance is necessary on my purchase. What is the level of cover for Euxton conveyancing?

The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

After months of negotiation I have agreed a price on a house in Euxton. My financial adviser suggested a conveyancer. I paid an upfront payment of £150. Soon after, the lawyer contacted me to say that they were not on the Coventry BS 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 Coventry BS 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.

I am due to exchange contracts on my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being difficult. The Euxton solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I got the keys to my home on 11 June and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Euxton expressed confidence that it should be recorded in a couple of weeks. Are transfers in Euxton uniquely lengthy to register?

As far as conveyancing in Euxton registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. As of today in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration occurs after the buyer has moved in to the property therefore 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.

I'm buying my first flat in Euxton with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about the side-deal as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Euxton I like with amenity areas and transport links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Euxton in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan that many years will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.