Completed the sale of my flat in Kempsey last January but the buyer keeps e-mailing every few hours complaining that her solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Following your house sale your solicitor is duty bound to deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been paid off to the buyers lawyers. There are no post completion formalities unique to conveyancing in Kempsey.

There is lots of information on this site concerning conveyancing in Kempsey but can you isolate your top tip for selecting the right conveyancer in Kempsey

It would be unwise to be swayed by the lowest Kempsey conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are getting the release of further monies on our home loan from Principality as we wish to carry out alterations to our house in Kempsey. Are we obliged to appoint a local Kempsey solicitor on the Principality conveyancing panel to deal with the paperwork?

Principality don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.

We expect to receive a DIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Kempsey solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

You will need to appoint Kempsey solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I am buying a new build house in Kempsey with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my solicitor about this deal as it would adversely affect my loan with Coventry Building Society. Is this normal?.

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.

I opted to have a survey carried out on a property in Kempsey prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies may refuse to grant a mortgage on such a home.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can look into this further 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 Kempsey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kempsey to see if the conveyancing will be more expensive.

Do I stop the direct debit for my mortgage with Nationwide once a completion date for my home sale in Kempsey has been set?

No, you should keep meeting any mortgage sums to Nationwide pending the mortgage being paid off from the proceeds of sale as part of your Kempsey conveyancing.