We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to use a Helsby based conveyancing firm?

Do check but the chances are that appoint one of their panel lawyers if you take up the "fee-free" offer. Contact the lender and check if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Helsby.

I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Helsby. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in January. Will no one buy the property for half a year?

The CML handbook obliges 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 mortgage companies take of it, depend on the mortgage company as this requirement chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

My husband and I have arranged the release of further funds on our mortgage from Co-operative as we want to conduct alterations to our home in Helsby. Are we obliged to select a bricks and mortar Helsby solicitor on the Co-operative conveyancing panel to deal with the paperwork?

Co-operative don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I can not fathom if my bank requires a lease extension. I have telephoned my Helsby bank branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Helsby conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?

Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I'm buying my first flat in Helsby with a loan from Leeds Building Society. The developers would not move on the amount so I negotiated 6k of additionals instead. The sale representative told me not disclose to my lawyer about this deal as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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 done on a house in Helsby before retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend refuse to give a loan on a flying freehold premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can check via 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 Helsby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Helsby to see if the conveyancing costs will increase in light of this.

I have been recommended a conveyancing solicitor in Helsby. I I would like to check if they are on the lender's approved list of lawyers. Could you help?

It’s a good idea contact the lawyer to enquire if they are on the bank's approved list. If that does not help call us and we can investigate and revert. Should the firm not be on the conveyancing panel we we can help find a specialist conveyancing solicitor in Helsby on the approved list for your mortgage company.